T3 flat in Rua do Barlavento, Nn, Armação de Pêra, Silves
T3 flat in Rua do Barlavento, Nn, Armação de Pêra, Silves — image 2T3 flat in Rua do Barlavento, Nn, Armação de Pêra, Silves — image 3T3 flat in Rua do Barlavento, Nn, Armação de Pêra, Silves — image 4T3 flat in Rua do Barlavento, Nn, Armação de Pêra, Silves — image 5
Grade B+apartmentmid-range

T3 flat in Rua do Barlavento, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€450,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

7.9%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €40,778/yr
Average Daily Rate: €272
Payback Period: 13.4 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 65.8 / 100
Comparable Properties: 16
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€515,630

+14.6% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€515,630

Gross yield (asking price)

9.1%

True gross yield (all-in)

7.9%

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: 3
Building: 150 m²
Style: modern
Condition: new-build
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

layered balconiesclean linesglass railings

Score Breakdown

ROI
19.26
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5
Rental Demand
4.1
Payback Speed
3
STR Suitability
3

Description

New T3 apartment in a development 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 looking for a primar

Location

📍 37.1056°N, 8.3596°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T3 flat in Rua do Barlavento, Nn, Armação de Pêra, Silves

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$84K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$2,553/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.0 yr
Rental only

Property details

Energy: Not indicated
Condition: new-build

Description

New T3 apartment in a development 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 looking for a primar

Income Breakdown

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Nightly Rate (ADR)
$404/night
50% ($186)Brixfox estimate($404/night)200% ($744)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$30,641
Airbnb data$404/night · 41% occupancy
Rental income
$404/night · 41% occ.
$60,572
Running costs (20%)
Utilities, cleaning, maintenance
-$12,114
Income tax (10%)
Indonesian rental income tax
-$16,960
Property tax
Annual property tax
-$856
Net income
6.3% ROI
$30,641

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$560,467

Gross yield (asking)

12.4%

True gross yield (all-in)

10.8%

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.

$3.2M$2.4M$1.6M$805K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$150K
Total Position
$697K
+55%
9.2%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$323K
Total Position
$989K
+120%
8.2%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$757K
Total Position
$1.7M
+287%
7.0%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.3M
Total Position
$2.8M
+522%
6.3%/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
Good
6.3% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$372 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

Premium nightly rate of $372 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 41% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.2%
$2,512/mo
40% occ.
8.3%
$3,372/mo
41% occ.
8.5%
$3,462/mo
current
51% occ.
10.6%
$4,323/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.