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 Bapartmentluxury

T2 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€560,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €34,265/yr
Average Daily Rate: €202
Payback Period: 20.2 years
5-yr Capital Value: €735,832
10-yr Capital Value: €895,252
Brixfox Score: 62.9 / 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.

€646,710

+15.5% over asking

Asking price€560,000
IMT — Property transfer tax (investment schedule)€32,630
IS — Stamp duty (0.8%)€4,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,400
Total acquisition costs€46,760
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€646,710

Gross yield (asking price)

6.1%

True gross yield (all-in)

5.3%

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: 113 m²
Style: contemporary
Condition: excellent
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large indoor plantsminimalist wall moldingneutral color palette

Score Breakdown

ROI
15.41
Visual Appeal
13.2
Ownership Security
13
Location
8.4
Land & Space
4.26
Rental Demand
4.65
Payback Speed
1
STR Suitability
3

Description

New apartments under construction near the beach. This development, just a few minutes walk from the beach, will offer new owners exclusivity, quality and location. Distributed over 5 floors, consisting of typologies T2, T2 +1 and T2+2, with useful areas from 69 to 148 m2, balconies from 49 to 58 m2, 1 to 2 parking s

Location

📍 37.1032°N, 8.3620°W

· Silves, Algarve, Portugal

View on Real One - Real Estate & Property Management →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 4.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$105K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.1%
$2,083/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.3 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

New apartments under construction near the beach. This development, just a few minutes walk from the beach, will offer new owners exclusivity, quality and location. Distributed over 5 floors, consisting of typologies T2, T2 +1 and T2+2, with useful areas from 69 to 148 m2, balconies from 49 to 58 m2, 1 to 2 parking s

Income Breakdown

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Nightly Rate (ADR)
$295/night
50% ($136)Brixfox estimate($295/night)200% ($543)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$25,001
Airbnb data$295/night · 47% occupancy
Rental income
$295/night · 47% occ.
$50,128
Running costs (20%)
Utilities, cleaning, maintenance
-$10,026
Income tax (10%)
Indonesian rental income tax
-$14,036
Property tax
Annual property tax
-$1,065
Net income
4.1% ROI
$25,001

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$608,696
IMT (transfer tax, investment schedule)$35,467
Imposto de Selo (stamp duty)$4,870
Notary & registration$1,359
Legal / due diligence$9,130
Total acquisition costs$50,826
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$702,946

Gross yield (asking)

8.2%

True gross yield (all-in)

7.1%

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.

$3.3M$2.5M$1.7M$837K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $560K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$681K
+22%
Rental Income
+$122K
Total Position
$803K
+43%
7.5%/yr
Year 10
Capital Value
$829K
+48%
Rental Income
+$264K
Total Position
$1.1M
+95%
6.9%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$618K
Total Position
$1.8M
+229%
6.1%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.1M
Total Position
$2.9M
+420%
5.6%/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
4.1% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$271 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $271 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.1% 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.
3.5%
$1,796/mo
40% occ.
4.8%
$2,424/mo
47% occ.
5.6%
$2,835/mo
current
57% occ.
6.8%
$3,464/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.