T1 flat in Armação de Pêra, Silves
T1 flat in Armação de Pêra, Silves — image 2T1 flat in Armação de Pêra, Silves — image 3T1 flat in Armação de Pêra, Silves — image 4T1 flat in Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T1 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€319,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.2%

True Gross Yield

38%

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: €15,504/yr
Average Daily Rate: €111
Payback Period: 25.4 years
5-yr Capital Value: €419,161
10-yr Capital Value: €509,974
Brixfox Score: 55.8 / 100
Comparable Properties: 50
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€365,607

+14.6% over asking

Asking price€319,000
IMT — Property transfer tax (investment schedule)€13,350
IS — Stamp duty (0.8%)€2,552
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,785
Total acquisition costs€21,937
Renovation (est. €55/m² × 94 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,170
(€2,820–€7,520)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€365,607

Gross yield (asking price)

4.9%

True gross yield (all-in)

4.2%

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: 1
Bathrooms: 1
Building: 94 m²
Style: contemporary
Condition: good
Year Built: 1900
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved balconieslight blue and white facade

Score Breakdown

ROI
13.85
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
3.88
Rental Demand
3.84
Payback Speed
0
STR Suitability
3

Description

T1 Apartment Just 5 Minutes from the Stunning Armação de Pêra Beach Located in one of the Algarve’s most desirable spots, this beautifully designed T1 apartment is the perfect blend of modern convenience, comfort, and coastal charm. Just 5 minutes on foot from the golden sands of Armação de Pêra beach, this property i

Location

📍 37.1039°N, 8.3626°W

· Silves, Algarve, Portugal

View on Berkshire Hathaway HomeServices Portugal Property →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T1 flat in Armação de Pêra, Silves

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
94 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$60K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$934/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
30.9 yr
Rental only

Property details

Year built: 1900
Energy: D
Condition: good

Description

T1 Apartment Just 5 Minutes from the Stunning Armação de Pêra Beach Located in one of the Algarve’s most desirable spots, this beautifully designed T1 apartment is the perfect blend of modern convenience, comfort, and coastal charm. Just 5 minutes on foot from the golden sands of Armação de Pêra beach, this property i

Income Breakdown

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Nightly Rate (ADR)
$162/night
50% ($75)Brixfox estimate($162/night)200% ($298)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$11,208
Airbnb data$162/night · 38% occupancy
Rental income
$162/night · 38% occ.
$22,721
Running costs (20%)
Utilities, cleaning, maintenance
-$4,544
Income tax (10%)
Indonesian rental income tax
-$6,362
Property tax
Annual property tax
-$607
Net income
3.2% ROI
$11,208

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$346,739
IMT (transfer tax, investment schedule)$14,511
Imposto de Selo (stamp duty)$2,774
Notary & registration$1,359
Legal / due diligence$5,201
Total acquisition costs$23,845
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,620
($3,065–$8,174)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$397,399

Gross yield (asking)

6.6%

True gross yield (all-in)

5.7%

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.

$1.8M$1.3M$877K$438K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $319K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$388K
+22%
Rental Income
+$55K
Total Position
$443K
+39%
6.8%/yr
Year 10
Capital Value
$472K
+48%
Rental Income
+$118K
Total Position
$590K
+85%
6.3%/yr
Year 20
Capital Value
$699K
+119%
Rental Income
+$277K
Total Position
$976K
+206%
5.8%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$491K
Total Position
$1.5M
+378%
5.4%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.2% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$149 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.2% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.4%
$984/mo
40% occ.
4.6%
$1,329/mo
38% occ.
4.4%
$1,275/mo
current
48% occ.
5.6%
$1,620/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.