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 ·

€410,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €30,781/yr
Average Daily Rate: €184
Payback Period: 16.6 years
5-yr Capital Value: €538,734
10-yr Capital Value: €655,452
Brixfox Score: 62.1 / 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.

€481,260

+17.4% over asking

Asking price€410,000
IMT — Property transfer tax (investment schedule)€20,630
IS — Stamp duty (0.8%)€3,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,150
Total acquisition costs€31,310
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)€481,260

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.4%

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: 106 m²
Style: contemporary
Condition: new-build
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated storage solutionslarge indoor plantsmodern lighting fixturesmarble-effect flooring

Score Breakdown

ROI
17.02
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.12
Rental Demand
4.59
Payback Speed
2
STR Suitability
3

Description

New apartments under construction near the beach. This development, a few minutes' walk from the beach, offers new owners exclusivity, quality and location. Distributed over 5 floors, composed of T2, T2 +1 and T2+2 typologies, with a useful area of 69 to 148 m2, balconies from 49 to 58 m2, 1 to 2 parking spaces, allo

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
106 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.0% 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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$77K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$1,863/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
19.9 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

New apartments under construction near the beach. This development, a few minutes' walk from the beach, offers new owners exclusivity, quality and location. Distributed over 5 floors, composed of T2, T2 +1 and T2+2 typologies, with a useful area of 69 to 148 m2, balconies from 49 to 58 m2, 1 to 2 parking spaces, allo

Income Breakdown

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Nightly Rate (ADR)
$266/night
50% ($122)Brixfox estimate($266/night)200% ($489)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$22,356
Airbnb data$266/night · 46% occupancy
Rental income
$266/night · 46% occ.
$44,492
Running costs (20%)
Utilities, cleaning, maintenance
-$8,898
Income tax (10%)
Indonesian rental income tax
-$12,458
Property tax
Annual property tax
-$780
Net income
5.0% ROI
$22,356

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$445,652
IMT (transfer tax, investment schedule)$22,424
Imposto de Selo (stamp duty)$3,565
Notary & registration$1,359
Legal / due diligence$6,685
Total acquisition costs$34,033
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$523,109

Gross yield (asking)

10.0%

True gross yield (all-in)

8.5%

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$664K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $410K
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 16: 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
$499K
+22%
Rental Income
+$109K
Total Position
$608K
+48%
8.2%/yr
Year 10
Capital Value
$607K
+48%
Rental Income
+$236K
Total Position
$843K
+106%
7.5%/yr
Year 20
Capital Value
$898K
+119%
Rental Income
+$553K
Total Position
$1.5M
+254%
6.5%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$979K
Total Position
$2.3M
+463%
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
Good
5.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$245 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 $245 — 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
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.
4.4%
$1,633/mo
40% occ.
5.9%
$2,199/mo
46% occ.
6.8%
$2,530/mo
current
56% occ.
8.3%
$3,096/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.