T2 flat, Via Dorsal de Armação de Pêra, Armação de Pêra, Silves
T2 flat, Via Dorsal de Armação de Pêra, Armação de Pêra, Silves — image 2T2 flat, Via Dorsal de Armação de Pêra, Armação de Pêra, Silves — image 3T2 flat, Via Dorsal de Armação de Pêra, Armação de Pêra, Silves — image 4T2 flat, Via Dorsal de Armação de Pêra, Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T2 flat, Via Dorsal de Armação de Pêra, Armação de Pêra, Silves

Silves · Central Algarve ·

€410,000

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.6%

True Gross Yield

45%

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: €30,825/yr
Average Daily Rate: €186
Payback Period: 16.4 years
5-yr Capital Value: €538,734
10-yr Capital Value: €655,452
Brixfox Score: 63.6 / 100
Comparable Properties: 63
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€466,160

+13.7% 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 × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€466,160

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.6%

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: 174 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern chandelierrecessed lightinglarge format marble-look floor tilesminimalist bedroom pendants

Score Breakdown

ROI
17.16
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.48
Rental Demand
4.54
Payback Speed
2
STR Suitability
3

Description

2 Bedroom Apartment, Armação de Pêra, ALGARVE This modern 2 bedroom, 2 bathroom, terrace and garage apartment is located on the first floor. The property comprises a living/dining room, an open-plan fitted kitchen, and is located in a luxury complex of 25 apartments in the heart of Armação de Pêra, in the Faro distric

Location

📍 37.1080°N, 8.3561°W

· Silves, Algarve, Portugal

View on Ana Ferreira / Expertimo →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat, Via Dorsal de Armação de Pêra, Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 5.1% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
5.1%
$1,892/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
19.6 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

2 Bedroom Apartment, Armação de Pêra, ALGARVE This modern 2 bedroom, 2 bathroom, terrace and garage apartment is located on the first floor. The property comprises a living/dining room, an open-plan fitted kitchen, and is located in a luxury complex of 25 apartments in the heart of Armação de Pêra, in the Faro distric

Income Breakdown

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Nightly Rate (ADR)
$273/night
50% ($125)Brixfox estimate($273/night)200% ($502)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$22,707
Airbnb data$273/night · 45% occupancy
Rental income
$273/night · 45% occ.
$45,166
Running costs (20%)
Utilities, cleaning, maintenance
-$9,033
Income tax (10%)
Indonesian rental income tax
-$12,647
Property tax
Annual property tax
-$780
Net income
5.1% ROI
$22,707

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 × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$506,696

Gross yield (asking)

10.1%

True gross yield (all-in)

8.9%

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$668K$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
+$111K
Total Position
$610K
+49%
8.3%/yr
Year 10
Capital Value
$607K
+48%
Rental Income
+$239K
Total Position
$846K
+106%
7.5%/yr
Year 20
Capital Value
$898K
+119%
Rental Income
+$561K
Total Position
$1.5M
+256%
6.6%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$994K
Total Position
$2.3M
+467%
6.0%/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
5.1% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$251 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $251 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
4.5%
$1,677/mo
40% occ.
6.1%
$2,257/mo
45% occ.
6.9%
$2,570/mo
current
55% occ.
8.5%
$3,150/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.