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

Penthouse in Armação de Pêra, Silves

Silves · Central Algarve ·

€850,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% 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: €27,037/yr
Average Daily Rate: €162
Payback Period: 39.2 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 56.8 / 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.

€946,650

+11.4% over asking

Asking price€850,000
IMT — Property transfer tax (investment schedule)€51,000
IS — Stamp duty (0.8%)€6,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,750
Total acquisition costs€71,800
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€946,650

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.9%

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: 206 m²
Style: minimalist
Condition: excellent
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

minimalist pendant lightsneutral color palette

Score Breakdown

ROI
10.63
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.59
Payback Speed
0
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

Penthouse in Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 2.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+5.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$160K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$1,562/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
49.3 yr
Rental only

Property details

Energy: B
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

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$234/night
50% ($108)Brixfox estimate($234/night)200% ($430)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$18,743
Airbnb data$234/night · 46% occupancy
Rental income
$234/night · 46% occ.
$39,153
Running costs (20%)
Utilities, cleaning, maintenance
-$7,831
Income tax (10%)
Indonesian rental income tax
-$10,963
Property tax
Annual property tax
-$1,617
Net income
2.0% ROI
$18,743

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$923,913
IMT (transfer tax, investment schedule)$55,435
Imposto de Selo (stamp duty)$7,391
Notary & registration$1,359
Legal / due diligence$13,859
Total acquisition costs$78,043
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$1,028,967

Gross yield (asking)

4.2%

True gross yield (all-in)

3.8%

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.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $850K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$92K
Total Position
$1.1M
+32%
5.8%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$198K
Total Position
$1.5M
+71%
5.5%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$463K
Total Position
$2.3M
+174%
5.2%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$820K
Total Position
$3.6M
+321%
4.9%/yr

Location

Silves

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$215 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 $215 — 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 2.0% is below 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.
1.8%
$1,359/mo
40% occ.
2.4%
$1,857/mo
46% occ.
2.8%
$2,149/mo
current
56% occ.
3.4%
$2,647/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.