Detached house in Armação de Pêra
Detached house in Armação de Pêra — image 2Detached house in Armação de Pêra — image 3Detached house in Armação de Pêra — image 4Detached house in Armação de Pêra — image 5
Grade Avillamid-range

Detached house in Armação de Pêra

Silves · Central Algarve ·

€985,000

Asking Price (EUR)

6.9%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.6%

True Gross Yield

61%

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: €118,741/yr
Average Daily Rate: €532
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 10.4 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 78.9 / 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.

€1.1M

+13.5% over asking

Asking price€985,000
IMT — Property transfer tax (investment schedule)€59,100
IS — Stamp duty (0.8%)€7,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,775
Total acquisition costs€83,005
Renovation (est. €55/m² × 120 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,600
(€3,600–€9,600)
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)€1.1M

Gross yield (asking price)

12.1%

True gross yield (all-in)

10.6%

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: 5
Bathrooms: 5
Building: 120 m²
Land: 10500 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone accent walltraditional wooden dining setdecorative wall shelves

Score Breakdown

ROI
22.63
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.12
Payback Speed
4
STR Suitability
3

Description

Modern Country Estate with 3 Independent Dwellings | 1 Hectare | Pool | 3km from Beach – Algarve A rare opportunity to own a fully renovated rural estate combining traditional Portuguese charm with modern technology and energy efficiency. Located just 3 km from the beaches and promenade of Armação de Pêra, and under 3

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

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

Detached house in Armação de Pêra

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
120 m²
Land Plot
10500 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$185K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$7,278/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.3 yr
Rental only

Property details

Energy: D
Condition: good

Description

Modern Country Estate with 3 Independent Dwellings | 1 Hectare | Pool | 3km from Beach – Algarve A rare opportunity to own a fully renovated rural estate combining traditional Portuguese charm with modern technology and energy efficiency. Located just 3 km from the beaches and promenade of Armação de Pêra, and under 3

Income Breakdown

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Nightly Rate (ADR)
$768/night
50% ($353)Brixfox estimate($768/night)200% ($1414)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$87,337
Airbnb data$768/night · 61% occupancy
Rental income
$768/night · 61% occ.
$171,560
Running costs (20%)
Utilities, cleaning, maintenance
-$34,312
Income tax (10%)
Indonesian rental income tax
-$48,037
Property tax
Annual property tax
-$1,874
Net income
8.2% ROI
$87,337

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$1,070,652
IMT (transfer tax, investment schedule)$64,239
Imposto de Selo (stamp duty)$8,565
Notary & registration$1,359
Legal / due diligence$16,060
Total acquisition costs$90,223
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,174
($3,913–$10,435)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$1,212,505

Gross yield (asking)

16.0%

True gross yield (all-in)

14.1%

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.

$8.1M$6.1M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $985K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$427K
Total Position
$1.6M
+65%
10.5%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$921K
Total Position
$2.4M
+142%
9.2%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$2.2M
Total Position
$4.3M
+338%
7.7%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$3.8M
Total Position
$7.0M
+612%
6.8%/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
Strong
8.2% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$707 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
10500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $707 — positioned in the top tier
Generous 10500 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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.
7.4%
$6,580/mo
51% occ.
9.2%
$8,216/mo
61% occ.
11.0%
$9,852/mo
current
71% occ.
12.9%
$11,488/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.