Detached house, Urbanização Montes Mourinhos, Armação de Pêra, Silves
Detached house, Urbanização Montes Mourinhos, Armação de Pêra, Silves — image 2Detached house, Urbanização Montes Mourinhos, Armação de Pêra, Silves — image 3Detached house, Urbanização Montes Mourinhos, Armação de Pêra, Silves — image 4Detached house, Urbanização Montes Mourinhos, Armação de Pêra, Silves — image 5
Grade B+villaluxury

Detached house, Urbanização Montes Mourinhos, Armação de Pêra, Silves

Silves · Central Algarve ·

€796,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 15% 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: €40,445/yr
Average Daily Rate: €232
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 24.3 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 68.7 / 100
Comparable Properties: 53
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€907,768

+14.0% over asking

Asking price€796,000
IMT — Property transfer tax (investment schedule)€47,760
IS — Stamp duty (0.8%)€6,368
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,940
Total acquisition costs€67,318
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€44,450
All-in investment (incl. renovation & furnishing)€907,768

Gross yield (asking price)

5.1%

True gross yield (all-in)

4.5%

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: 115 m²
Land: 320 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone facade accentslarge format sliding glass doorsbalcony with glass railingrooftop terrace

Score Breakdown

ROI
14.11
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
8.83
Rental Demand
4.78
Payback Speed
1
STR Suitability
3

Description

Luxury Contemporary Villa in Armação de Pêra, Algarve Your Dream Home in Portugal! Discover this brand-new modern villa, built in 2025, ideally situated in Armação de Pêra. Features Sizes: - Plot: 390 m² | Living area: 115 m² Premium Interiors: Living room with fully fitted open-plan kitchen 1 bedroom + bathroom on

Location

📍 37.1166°N, 8.3699°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, Urbanização Montes Mourinhos, Armação de Pêra, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
115 m²
Land Plot
320 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$149K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$2,436/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
29.6 yr
Rental only

Property details

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

Description

Luxury Contemporary Villa in Armação de Pêra, Algarve Your Dream Home in Portugal! Discover this brand-new modern villa, built in 2025, ideally situated in Armação de Pêra. Features Sizes: - Plot: 390 m² | Living area: 115 m² Premium Interiors: Living room with fully fitted open-plan kitchen 1 bedroom + bathroom on

Income Breakdown

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Nightly Rate (ADR)
$339/night
50% ($156)Brixfox estimate($339/night)200% ($623)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$29,229
Airbnb data$339/night · 48% occupancy
Rental income
$339/night · 48% occ.
$59,122
Running costs (20%)
Utilities, cleaning, maintenance
-$11,824
Income tax (10%)
Indonesian rental income tax
-$16,554
Property tax
Annual property tax
-$1,514
Net income
3.4% ROI
$29,229

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$865,217
IMT (transfer tax, investment schedule)$51,913
Imposto de Selo (stamp duty)$6,922
Notary & registration$1,359
Legal / due diligence$12,978
Total acquisition costs$73,172
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$984,530

Gross yield (asking)

6.8%

True gross yield (all-in)

6.0%

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.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $796K
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 22: 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
$968K
+22%
Rental Income
+$143K
Total Position
$1.1M
+40%
6.9%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$308K
Total Position
$1.5M
+87%
6.4%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$723K
Total Position
$2.5M
+210%
5.8%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.3M
Total Position
$3.9M
+385%
5.4%/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
Average
3.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$312 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
320 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $312 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.4% 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.
2.8%
$2,038/mo
40% occ.
3.8%
$2,759/mo
48% occ.
4.6%
$3,322/mo
current
58% occ.
5.6%
$4,044/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.