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 ·

€680,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

42%

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: €43,770/yr
Average Daily Rate: €287
Payback Period: 19.1 years
5-yr Capital Value: €893,510
10-yr Capital Value: €1.1M
Brixfox Score: 60.7 / 100
Comparable Properties: 18
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€769,890

+13.2% over asking

Asking price€680,000
IMT — Property transfer tax (investment schedule)€40,800
IS — Stamp duty (0.8%)€5,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,200
Total acquisition costs€57,690
Renovation€0 — move-in ready
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)€769,890

Gross yield (asking price)

6.4%

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: 3
Bathrooms: 3
Building: 140 m²
Land: 168 m²
Style: modern
Condition: new-build
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wood-effect cladding accentsflat roofsintegrated balconies

Score Breakdown

ROI
15.82
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.29
Rental Demand
4.18
Payback Speed
2
STR Suitability
3

Description

Terraced house under construction, fenced and with a private garden, modern design in a residential development of 5 houses. It comprises 3 bedrooms, 1 on the ground floor and 2 en-suite on the first floor with 2 terraces facing East and West. Living room and kitchen in open plan with a terrace. Garage in the basement

Location

📍 37.1082°N, 8.3685°W

· Silves, Algarve, Portugal

View on ERA Armação de Pera_Silves →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Terraced house in Armação de Pêra, Silves

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
140 m²
Land Plot
168 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.3% 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.

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%
+$128K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$2,671/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
23.1 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

Terraced house under construction, fenced and with a private garden, modern design in a residential development of 5 houses. It comprises 3 bedrooms, 1 on the ground floor and 2 en-suite on the first floor with 2 terraces facing East and West. Living room and kitchen in open plan with a terrace. Garage in the basement

Income Breakdown

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Nightly Rate (ADR)
$420/night
50% ($193)Brixfox estimate($420/night)200% ($773)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$32,058
Airbnb data$420/night · 42% occupancy
Rental income
$420/night · 42% occ.
$64,137
Running costs (20%)
Utilities, cleaning, maintenance
-$12,827
Income tax (10%)
Indonesian rental income tax
-$17,958
Property tax
Annual property tax
-$1,293
Net income
4.3% ROI
$32,058

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$739,130
IMT (transfer tax, investment schedule)$44,348
Imposto de Selo (stamp duty)$5,913
Notary & registration$1,359
Legal / due diligence$11,087
Total acquisition costs$62,707
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$834,663

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.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $680K
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
$827K
+22%
Rental Income
+$157K
Total Position
$984K
+45%
7.7%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$338K
Total Position
$1.3M
+98%
7.1%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$792K
Total Position
$2.3M
+236%
6.2%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.4M
Total Position
$3.6M
+431%
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
4.3% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$387 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
168 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $387 — 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 4.3% 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.
4.2%
$2,576/mo
40% occ.
5.6%
$3,471/mo
42% occ.
5.9%
$3,634/mo
current
52% occ.
7.4%
$4,528/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.