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

T1 flat in Rua do Barlavento, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€285,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

39%

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: €18,474/yr
Average Daily Rate: €129
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 19.0 years
5-yr Capital Value: €374,486
10-yr Capital Value: €455,619
Brixfox Score: 62.9 / 100
Comparable Properties: 50
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€323,252

+13.4% over asking

Asking price€285,000
IMT — Property transfer tax (investment schedule)€10,947
IS — Stamp duty (0.8%)€2,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,275
Total acquisition costs€18,752
Renovation€0 — move-in ready
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)€323,252

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.7%

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: 57 m²
Style: modern
Condition: new-build
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cantilevered balconiesglass railingsmonochromatic facade

Score Breakdown

ROI
15.87
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
3.14
Rental Demand
3.93
Payback Speed
2
STR Suitability
3

Description

New T1 apartment in a development located in Armação de Pêra A few minutes from the beach, a new exclusive residential project is born, combining modernity, comfort, and quality of life in the heart of Armação de Pêra. With a limited selection of T1 to T3 apartments, this development was designed for those seek

Location

📍 37.1056°N, 8.3596°W

· Silves, Algarve, Portugal

View on VILLAMARKET IMÓVEIS →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T1 flat in Rua do Barlavento, Nn, Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$53K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$1,128/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
22.9 yr
Rental only

Property details

Energy: Not indicated
Condition: new-build

Description

New T1 apartment in a development located in Armação de Pêra A few minutes from the beach, a new exclusive residential project is born, combining modernity, comfort, and quality of life in the heart of Armação de Pêra. With a limited selection of T1 to T3 apartments, this development was designed for those seek

Income Breakdown

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Nightly Rate (ADR)
$189/night
50% ($87)Brixfox estimate($189/night)200% ($348)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$13,535
Airbnb data$189/night · 39% occupancy
Rental income
$189/night · 39% occ.
$27,071
Running costs (20%)
Utilities, cleaning, maintenance
-$5,414
Income tax (10%)
Indonesian rental income tax
-$7,580
Property tax
Annual property tax
-$542
Net income
4.4% ROI
$13,535

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$309,783
IMT (transfer tax, investment schedule)$11,899
Imposto de Selo (stamp duty)$2,478
Notary & registration$1,359
Legal / due diligence$4,647
Total acquisition costs$20,383
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$351,361

Gross yield (asking)

8.7%

True gross yield (all-in)

7.7%

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.

$1.7M$1.3M$872K$436K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $285K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$347K
+22%
Rental Income
+$66K
Total Position
$413K
+45%
7.7%/yr
Year 10
Capital Value
$422K
+48%
Rental Income
+$143K
Total Position
$565K
+98%
7.1%/yr
Year 20
Capital Value
$624K
+119%
Rental Income
+$335K
Total Position
$959K
+237%
6.3%/yr
Year 30
Capital Value
$924K
+224%
Rental Income
+$592K
Total Position
$1.5M
+432%
5.7%/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
4.4% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$174 per night
Visual Appeal
Good
7/10 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 4.4% 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.
4.5%
$1,161/mo
40% occ.
6.1%
$1,564/mo
current
39% occ.
5.9%
$1,534/mo
current
49% occ.
7.5%
$1,936/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.