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

T2 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€420,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €29,907/yr
Average Daily Rate: €181
Payback Period: 17.2 years
5-yr Capital Value: €551,874
10-yr Capital Value: €671,439
Brixfox Score: 61.6 / 100
Comparable Properties: 66
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€485,135

+15.5% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation (est. €55/m² × 99 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,445
(€2,970–€7,920)
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)€485,135

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.2%

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: 99 m²
Style: dated
Condition: good
Year Built: 2007
Energy Certificate: Not indicated
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level pool area

Score Breakdown

ROI
16.73
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.98
Rental Demand
4.52
Payback Speed
2
STR Suitability
3

Description

Where the sun shines in from two sides… and the sea is just a few steps away In the tranquil and prestigious Quinta dos Arcos urbanization, in Armação de Pêra, you will find this 2-bedroom apartment that combines space, light, and a location that invites you to live slowly. With 100 m2 well distributed, this property

Location

📍 37.1076°N, 8.3674°W

· Silves, Algarve, Portugal

View on Soniaimo - Mediação Imobiliaria, Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 4.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$79K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$1,846/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.6 yr
Rental only

Property details

Year built: 2007
Energy: Not indicated
Condition: good

Description

Where the sun shines in from two sides… and the sea is just a few steps away In the tranquil and prestigious Quinta dos Arcos urbanization, in Armação de Pêra, you will find this 2-bedroom apartment that combines space, light, and a location that invites you to live slowly. With 100 m2 well distributed, this property

Income Breakdown

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Nightly Rate (ADR)
$267/night
50% ($123)Brixfox estimate($267/night)200% ($492)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$22,158
Airbnb data$267/night · 45% occupancy
Rental income
$267/night · 45% occ.
$44,148
Running costs (20%)
Utilities, cleaning, maintenance
-$8,830
Income tax (10%)
Indonesian rental income tax
-$12,361
Property tax
Annual property tax
-$799
Net income
4.9% ROI
$22,158

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$456,522
IMT (transfer tax, investment schedule)$23,293
Imposto de Selo (stamp duty)$3,652
Notary & registration$1,359
Legal / due diligence$6,848
Total acquisition costs$35,152
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,918
($3,228–$8,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$527,321

Gross yield (asking)

9.7%

True gross yield (all-in)

8.4%

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.

$2.7M$2.0M$1.3M$670K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $420K
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 17: 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
$511K
+22%
Rental Income
+$108K
Total Position
$619K
+47%
8.1%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$234K
Total Position
$855K
+104%
7.4%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$548K
Total Position
$1.5M
+250%
6.5%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$970K
Total Position
$2.3M
+455%
5.9%/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
Average
4.9% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$246 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $246 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.9% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.3%
$1,642/mo
40% occ.
5.8%
$2,211/mo
45% occ.
6.6%
$2,509/mo
current
55% occ.
8.1%
$3,078/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.