T2 flat in Rua dos Marinheiros, Armação de Pêra, Silves
T2 flat in Rua dos Marinheiros, Armação de Pêra, Silves — image 2T2 flat in Rua dos Marinheiros, Armação de Pêra, Silves — image 3T2 flat in Rua dos Marinheiros, Armação de Pêra, Silves — image 4T2 flat in Rua dos Marinheiros, Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T2 flat in Rua dos Marinheiros, Armação de Pêra, Silves

Silves · Central Algarve ·

€457,500

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €37,173/yr
Average Daily Rate: €222
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 15.3 years
5-yr Capital Value: €601,148
10-yr Capital Value: €731,389
Brixfox Score: 64.7 / 100
Comparable Properties: 64
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€528,313

+15.5% over asking

Asking price€457,500
IMT — Property transfer tax (investment schedule)€24,430
IS — Stamp duty (0.8%)€3,660
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,863
Total acquisition costs€36,203
Renovation (est. €55/m² × 132 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,260
(€3,960–€10,560)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€528,313

Gross yield (asking price)

8.1%

True gross yield (all-in)

7.0%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 2
Bathrooms: 2
Building: 132 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal pool with wooden deckthatched umbrellas by poolmodern building facade

Score Breakdown

ROI
17.87
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
4.64
Rental Demand
4.59
Payback Speed
3
STR Suitability
3

Description

Discover this marvellous flat in a gated community that offers a unique and privileged lifestyle. With two swimming pools, changing rooms and a children's playground, this area is ideal for enjoying family leisure time. Located just a few minutes from Armação de Pêra's central beach, it offers the perfect combination o

Location

📍 37.1039°N, 8.3634°W

· Silves, Algarve, Portugal

View on Landexpert Mediação Imobiliária Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Rua dos Marinheiros, Armação de Pêra, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
132 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$86K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$2,275/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.2 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

Discover this marvellous flat in a gated community that offers a unique and privileged lifestyle. With two swimming pools, changing rooms and a children's playground, this area is ideal for enjoying family leisure time. Located just a few minutes from Armação de Pêra's central beach, it offers the perfect combination o

Income Breakdown

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Nightly Rate (ADR)
$324/night
50% ($149)Brixfox estimate($324/night)200% ($595)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$27,295
Airbnb data$324/night · 46% occupancy
Rental income
$324/night · 46% occ.
$54,164
Running costs (20%)
Utilities, cleaning, maintenance
-$10,833
Income tax (10%)
Indonesian rental income tax
-$15,166
Property tax
Annual property tax
-$870
Net income
5.5% ROI
$27,295

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$497,283
IMT (transfer tax, investment schedule)$26,554
Imposto de Selo (stamp duty)$3,978
Notary & registration$1,359
Legal / due diligence$7,460
Total acquisition costs$39,351
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,891
($4,304–$11,478)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$574,253

Gross yield (asking)

10.9%

True gross yield (all-in)

9.4%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$3.1M$2.3M$1.5M$770K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $458K
Capital appreciation
Property value growing at +4%/yr based on Silves market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$557K
+22%
Rental Income
+$133K
Total Position
$690K
+51%
8.6%/yr
Year 10
Capital Value
$677K
+48%
Rental Income
+$288K
Total Position
$965K
+111%
7.8%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$675K
Total Position
$1.7M
+267%
6.7%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.2M
Total Position
$2.7M
+485%
6.1%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$298 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $298 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.8%
$1,994/mo
40% occ.
6.5%
$2,683/mo
46% occ.
7.4%
$3,087/mo
current
56% occ.
9.1%
$3,776/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.