House in Armação de Pêra, Silves
House in Armação de Pêra, Silves — image 2House in Armação de Pêra, Silves — image 3House in Armação de Pêra, Silves — image 4House in Armação de Pêra, Silves — image 5
Grade Avillaluxury

House in Armação de Pêra, Silves

Silves · Central Algarve ·

€1.5M

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €133,618/yr
Average Daily Rate: €600
+16.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Luxury finish (+8%)
Payback Period: 13.8 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 78.2 / 100
Comparable Properties: 5
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.

€1.7M

+15.2% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,125
IS — Stamp duty (0.8%)€11,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,425
Total acquisition costs€147,760
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€79,850
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.8%

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: 6
Bathrooms: 5
Building: 345 m²
Land: 2630 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched balconiesilluminated facadepalm treespool lighting

Score Breakdown

ROI
18.89
Visual Appeal
13.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.1
Payback Speed
3
STR Suitability
3

Description

Introducing a magnificent six bedroom villa in the charming town of Torre, Algarve. Nestled in the countryside, this impressive property offers a tranquil retreat while being conveniently located just 3 to 4 minutes away from the Armação de Pêra beach. Boasting a range of modern upgrades and luxurious features, this vi

Location

📍 37.1196°N, 8.3634°W

· Silves, Algarve, Portugal

View on Ideal Homes Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Armação de Pêra, Silves

Inventory
6 Beds
Bathrooms
5 Baths
Built Area
345 m²
Land Plot
2630 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$281K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$8,211/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.5 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

Introducing a magnificent six bedroom villa in the charming town of Torre, Algarve. Nestled in the countryside, this impressive property offers a tranquil retreat while being conveniently located just 3 to 4 minutes away from the Armação de Pêra beach. Boasting a range of modern upgrades and luxurious features, this vi

Income Breakdown

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Nightly Rate (ADR)
$876/night
50% ($403)Brixfox estimate($876/night)200% ($1611)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$98,530
Airbnb data$876/night · 61% occupancy
Rental income
$876/night · 61% occ.
$194,950
Running costs (20%)
Utilities, cleaning, maintenance
-$38,990
Income tax (10%)
Indonesian rental income tax
-$54,586
Property tax
Annual property tax
-$2,844
Net income
6.1% ROI
$98,530

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$1,625,000
IMT (transfer tax, investment schedule)$121,875
Imposto de Selo (stamp duty)$13,000
Notary & registration$1,359
Legal / due diligence$24,375
Total acquisition costs$160,609
RenovationMove-in ready
Furnishing & STR launch
6bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$84,620
All-in investment$1,870,228

Gross yield (asking)

12.0%

True gross yield (all-in)

10.4%

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.

$10.5M$7.9M$5.3M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$481K
Total Position
$2.3M
+54%
9.0%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$1.0M
Total Position
$3.3M
+118%
8.1%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$2.4M
Total Position
$5.7M
+282%
6.9%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$4.3M
Total Position
$9.2M
+513%
6.2%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.1% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$806 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2630 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $806 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2630 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

41% occ.
5.5%
$7,406/mo
51% occ.
6.8%
$9,270/mo
61% occ.
8.2%
$11,135/mo
current
71% occ.
9.6%
$12,999/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.