Detached house in Rua do Alentejo, Armação de Pêra, Silves
Detached house in Rua do Alentejo, Armação de Pêra, Silves — image 2Detached house in Rua do Alentejo, Armação de Pêra, Silves — image 3Detached house in Rua do Alentejo, Armação de Pêra, Silves — image 4Detached house in Rua do Alentejo, Armação de Pêra, Silves — image 5
Grade Avillamid-range

Detached house in Rua do Alentejo, Armação de Pêra, Silves

Silves · Central Algarve ·

€545,000

Asking Price (EUR)

13.7%

True Net Yield (Owner, all-in)

9.5%

True Net Yield (Managed, all-in)

21.0%

True Gross Yield

66%

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: €134,680/yr
Average Daily Rate: €556
Payback Period: 4.9 years
5-yr Capital Value: €716,122
10-yr Capital Value: €871,272
Brixfox Score: 75.1 / 100
Comparable Properties: 4
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€641,145

+17.6% over asking

Asking price€545,000
IMT — Property transfer tax (investment schedule)€31,430
IS — Stamp duty (0.8%)€4,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,175
Total acquisition costs€45,215
Renovation (est. €55/m² × 146 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,030
(€4,380–€11,680)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€641,145

Gross yield (asking price)

24.7%

True gross yield (all-in)

21.0%

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: 5
Bathrooms: 2
Building: 146 m²
Land: 82 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracesea viewtraditional portuguese chimney

Score Breakdown

ROI
25
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
2.06
Rental Demand
6.8
Payback Speed
5
STR Suitability
3

Description

T5 house in Armação de Pêra composed of 3 floors, with the 1st floor having a 'T2' with two bedrooms, living room, kitchen, a pantry, and a bathroom. On the 2nd floor, we have a T2 apartment with two bedrooms served by a balcony with sea view, an open-plan kitchen with a living room with direct access to its large bal

Location

📍 37.1034°N, 8.3576°W

· Silves, Algarve, Portugal

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

Detached house in Rua do Alentejo, Armação de Pêra, Silves

Inventory
5 Beds
Bathrooms
2 Baths
Built Area
146 m²
Land Plot
82 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 17.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+21.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$102K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.6%
$8,665/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.7 yr
Rental only

Property details

Energy: E
Condition: good

Description

T5 house in Armação de Pêra composed of 3 floors, with the 1st floor having a 'T2' with two bedrooms, living room, kitchen, a pantry, and a bathroom. On the 2nd floor, we have a T2 apartment with two bedrooms served by a balcony with sea view, an open-plan kitchen with a living room with direct access to its large bal

Income Breakdown

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Nightly Rate (ADR)
$814/night
50% ($375)Brixfox estimate($814/night)200% ($1498)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$103,984
Airbnb data$814/night · 68% occupancy
Rental income
$814/night · 68% occ.
$201,962
Running costs (20%)
Utilities, cleaning, maintenance
-$40,392
Income tax (10%)
Indonesian rental income tax
-$56,549
Property tax
Annual property tax
-$1,037
Net income
17.6% ROI
$103,984

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$592,391
IMT (transfer tax, investment schedule)$34,163
Imposto de Selo (stamp duty)$4,739
Notary & registration$1,359
Legal / due diligence$8,886
Total acquisition costs$49,147
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,728
($4,761–$12,696)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$694,723

Gross yield (asking)

34.1%

True gross yield (all-in)

29.1%

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.

$7.3M$5.5M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $545K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$663K
+22%
Rental Income
+$508K
Total Position
$1.2M
+115%
16.5%/yr
Year 10
Capital Value
$807K
+48%
Rental Income
+$1.1M
Total Position
$1.9M
+249%
13.3%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$2.6M
Total Position
$3.8M
+591%
10.1%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$4.6M
Total Position
$6.3M
+1059%
8.5%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
17.6% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$749 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
82 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 17.6% — outperforms most villas in this market
Premium nightly rate of $749 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 82 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

48% occ.
16.7%
$8,227/mo
58% occ.
20.2%
$9,961/mo
68% occ.
23.7%
$11,695/mo
current
78% occ.
27.2%
$13,429/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.