Detached house in Armação de Pêra
Detached house in Armação de Pêra — image 2Detached house in Armação de Pêra — image 3Detached house in Armação de Pêra — image 4Detached house in Armação de Pêra — image 5
Grade Bvillamid-range

Detached house in Armação de Pêra

Silves · Central Algarve ·

€1.4M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

15%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €43,467/yr
Average Daily Rate: €815
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 40.0 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 63.2 / 100
Comparable Properties: 3
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€1.7M

+20.9% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€104,250
IS — Stamp duty (0.8%)€11,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,850
Total acquisition costs€137,470
Renovation (est. €55/m² × 1760 m²)
Light touch-ups — paint, fixtures, deep clean.		€96,800
(€52,800–€140,800)
Furnishing & STR launch (7bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€56,100
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

3.1%

True gross yield (all-in)

2.6%

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: 7
Bathrooms: 5
Building: 1760 m²
Land: 8840 m²
Style: contemporary
Condition: good
Year Built: 2022
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cliffside locationbeach accessocean views

Score Breakdown

ROI
10.56
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
1.46
Payback Speed
0
STR Suitability
3

Description

Luxury 5 bedroom 2 bedroom villa with swimming pool 5 minutes from the beaches. Comprising 7 bedrooms, 5 bathrooms, dining and living room and equipped kitchen. 7 Bedrooms 5 Bathrooms Living/dining room with fireplace Equipped kitchen Pre-installation of air conditioning double-glazed windows, electric shutters, high s

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View on Albufeira Home →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Armação de Pêra

Inventory
7 Beds
Bathrooms
5 Baths
Built Area
1760 m²
Land Plot
8840 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.0% 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
+5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$261K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$2,500/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
50.4 yr
Rental only

Property details

Year built: 2022
Energy: B
Condition: good

Description

Luxury 5 bedroom 2 bedroom villa with swimming pool 5 minutes from the beaches. Comprising 7 bedrooms, 5 bathrooms, dining and living room and equipped kitchen. 7 Bedrooms 5 Bathrooms Living/dining room with fireplace Equipped kitchen Pre-installation of air conditioning double-glazed windows, electric shutters, high s

Income Breakdown

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Nightly Rate (ADR)
$1,177/night
50% ($541)Brixfox estimate($1,177/night)200% ($2166)
Occupancy
15%
10%Brixfox estimate(15%)100%

Short-Term Rental

Yearly income
$30,005
Airbnb data$1,177/night · 15% occupancy
Rental income
$1,177/night · 15% occ.
$62,786
Running costs (20%)
Utilities, cleaning, maintenance
-$12,557
Income tax (10%)
Indonesian rental income tax
-$17,580
Property tax
Annual property tax
-$2,644
Net income
2.0% ROI
$30,005

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$1,510,870
IMT (transfer tax, investment schedule)$113,315
Imposto de Selo (stamp duty)$12,087
Notary & registration$1,359
Legal / due diligence$22,663
Total acquisition costs$149,424
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$105,217
($57,391–$153,043)
Furnishing & STR launch
7bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$58,804
All-in investment$1,824,315

Gross yield (asking)

4.2%

True gross yield (all-in)

3.4%

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.

$6.7M$5.0M$3.3M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.4M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+22%
Rental Income
+$147K
Total Position
$1.8M
+32%
5.7%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$316K
Total Position
$2.4M
+71%
5.5%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$742K
Total Position
$3.8M
+172%
5.1%/yr
Year 30
Capital Value
$4.5M
+224%
Rental Income
+$1.3M
Total Position
$5.8M
+319%
4.9%/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
Weak
2.0% annual return
Occupancy
Weak
15% average occupancy
Nightly Rate
Strong
$1083 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
8840 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1083 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 8840 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% is below 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.
5.8%
$7,297/mo
40% occ.
7.8%
$9,803/mo
15% occ.
2.7%
$3,443/mo
current
25% occ.
4.7%
$5,949/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.