Terraced house in Armação de Pêra, Silves
Terraced house in Armação de Pêra, Silves — image 2Terraced house in Armação de Pêra, Silves — image 3Terraced house in Armação de Pêra, Silves — image 4Terraced house in Armação de Pêra, Silves — image 5
Grade Bvillamid-range

Terraced house in Armação de Pêra, Silves

Silves · Central Algarve ·

€530,750

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 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: €39,054/yr
Average Daily Rate: €258
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 16.7 years
5-yr Capital Value: €697,398
10-yr Capital Value: €848,491
Brixfox Score: 61.1 / 100
Comparable Properties: 11
Data Confidence: 71%
Search Radius: 2 km

True Investment Cost

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

€619,457

+16.7% over asking

Asking price€530,750
IMT — Property transfer tax (investment schedule)€30,290
IS — Stamp duty (0.8%)€4,246
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,961
Total acquisition costs€43,747
Renovation (est. €55/m² × 232 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,760
(€6,960–€18,560)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€619,457

Gross yield (asking price)

7.4%

True gross yield (all-in)

6.3%

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: 3
Bathrooms: 2
Building: 232 m²
Land: 200 m²
Style: portuguese-traditional
Condition: good
Year Built: 2008
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balustrade railingcovered entrance porchterraced levels

Score Breakdown

ROI
16.98
Visual Appeal
9.2
Ownership Security
13
Location
8.4
Land & Space
4.35
Rental Demand
4.15
Payback Speed
2
STR Suitability
3

Description

House on a plot with an area of 200 m2, developed over 3 floors, with the ground floor comprising a common room with fireplace and access to the backyard, bedroom with wardrobe, bathroom and equipped kitchen with access to the patio with barbecue, oven wood burning and space for outdoor dining. The 1st floor has 2 bedr

Location

📍 37.1186°N, 8.3720°W

· Silves, Algarve, Portugal

View on Landexpert Mediação Imobiliária Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Terraced house in Armação de Pêra, Silves

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
232 m²
Land Plot
200 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$100K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$2,398/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
20.0 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

House on a plot with an area of 200 m2, developed over 3 floors, with the ground floor comprising a common room with fireplace and access to the backyard, bedroom with wardrobe, bathroom and equipped kitchen with access to the patio with barbecue, oven wood burning and space for outdoor dining. The 1st floor has 2 bedr

Income Breakdown

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Nightly Rate (ADR)
$378/night
50% ($174)Brixfox estimate($378/night)200% ($695)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$28,776
Airbnb data$378/night · 42% occupancy
Rental income
$378/night · 42% occ.
$57,279
Running costs (20%)
Utilities, cleaning, maintenance
-$11,456
Income tax (10%)
Indonesian rental income tax
-$16,038
Property tax
Annual property tax
-$1,010
Net income
5.0% ROI
$28,776

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$576,902
IMT (transfer tax, investment schedule)$32,924
Imposto de Selo (stamp duty)$4,615
Notary & registration$1,359
Legal / due diligence$8,653
Total acquisition costs$47,551
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,870
($7,565–$20,174)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$671,149

Gross yield (asking)

9.9%

True gross yield (all-in)

8.5%

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.

$3.4M$2.6M$1.7M$857K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $531K
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
$646K
+22%
Rental Income
+$141K
Total Position
$786K
+48%
8.2%/yr
Year 10
Capital Value
$786K
+48%
Rental Income
+$303K
Total Position
$1.1M
+105%
7.5%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$711K
Total Position
$1.9M
+253%
6.5%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.3M
Total Position
$3.0M
+462%
5.9%/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
5.0% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$348 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $348 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 5.0% 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.
4.8%
$2,329/mo
40% occ.
6.5%
$3,133/mo
42% occ.
6.8%
$3,257/mo
current
52% occ.
8.4%
$4,062/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.