T1 flat in Rua Dom João II, 8 a, Armação de Pêra, Silves
T1 flat in Rua Dom João II, 8 a, Armação de Pêra, Silves — image 2T1 flat in Rua Dom João II, 8 a, Armação de Pêra, Silves — image 3T1 flat in Rua Dom João II, 8 a, Armação de Pêra, Silves — image 4T1 flat in Rua Dom João II, 8 a, Armação de Pêra, Silves — image 5
Grade C+apartmentbudget

T1 flat in Rua Dom João II, 8 a, Armação de Pêra, Silves

Silves · Central Algarve ·

€210,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

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: €10,169/yr
Average Daily Rate: €74
-35.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 25.4 years
5-yr Capital Value: €275,937
10-yr Capital Value: €335,719
Brixfox Score: 51.8 / 100
Comparable Properties: 53
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€252,777

+20.4% over asking

Asking price€210,000
IMT — Property transfer tax (investment schedule)€5,697
IS — Stamp duty (0.8%)€1,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,150
Total acquisition costs€11,777
Renovation (est. €350/m² × 50 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€17,500
(€12,500–€22,500)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€252,777

Gross yield (asking price)

4.8%

True gross yield (all-in)

4.0%

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: 50 m²
Style: dated
Condition: fair
Year Built: 1976
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
13.82
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
3
Rental Demand
3.77
Payback Speed
0
STR Suitability
3

Description

Discover this 1-bedroom apartment in the heart of Armação de Pêra, Silves. Spanning 50m², this used property offers a perfect blend of comfort and convenience, making it an ideal retreat for those seeking a coastal lifestyle. The apartment features a well-designed layout with a cozy bedroom, a bathroom, and a welcomin

Location

📍 37.1026°N, 8.3635°W

· Silves, Algarve, Portugal

View on CENTURY21 New Vibe →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T1 flat in Rua Dom João II, 8 a, Armação de Pêra, Silves

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

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

Go to Source via Idealista.pt

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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%
+$39K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$612/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
31.1 yr
Rental only

Property details

Year built: 1976
Energy: Not indicated
Condition: fair

Description

Discover this 1-bedroom apartment in the heart of Armação de Pêra, Silves. Spanning 50m², this used property offers a perfect blend of comfort and convenience, making it an ideal retreat for those seeking a coastal lifestyle. The apartment features a well-designed layout with a cozy bedroom, a bathroom, and a welcomin

Income Breakdown

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Nightly Rate (ADR)
$108/night
50% ($50)Brixfox estimate($108/night)200% ($199)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$7,350
Airbnb data$108/night · 38% occupancy
Rental income
$108/night · 38% occ.
$14,902
Running costs (20%)
Utilities, cleaning, maintenance
-$2,980
Income tax (10%)
Indonesian rental income tax
-$4,173
Property tax
Annual property tax
-$399
Net income
3.2% ROI
$7,350

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$228,261
IMT (transfer tax, investment schedule)$6,192
Imposto de Selo (stamp duty)$1,826
Notary & registration$1,359
Legal / due diligence$3,424
Total acquisition costs$12,801
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$19,022
($13,587–$24,457)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$274,758

Gross yield (asking)

6.5%

True gross yield (all-in)

5.4%

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.

$1.2M$865K$577K$288K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $210K
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
$255K
+22%
Rental Income
+$36K
Total Position
$291K
+39%
6.8%/yr
Year 10
Capital Value
$311K
+48%
Rental Income
+$78K
Total Position
$388K
+85%
6.3%/yr
Year 20
Capital Value
$460K
+119%
Rental Income
+$182K
Total Position
$642K
+206%
5.7%/yr
Year 30
Capital Value
$681K
+224%
Rental Income
+$322K
Total Position
$1.0M
+378%
5.3%/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
3.2% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Average
$100 per night
Visual Appeal
Weak
3/10 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.
3.5%
$659/mo
40% occ.
4.7%
$889/mo
38% occ.
4.4%
$836/mo
current
48% occ.
5.6%
$1,067/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.