T1 flat in Rua Dom João II, 6, Armação de Pêra, Silves
T1 flat in Rua Dom João II, 6, Armação de Pêra, Silves — image 2T1 flat in Rua Dom João II, 6, Armação de Pêra, Silves — image 3T1 flat in Rua Dom João II, 6, Armação de Pêra, Silves — image 4T1 flat in Rua Dom João II, 6, Armação de Pêra, Silves — image 5
Grade C+apartmentbudget

T1 flat in Rua Dom João II, 6, Armação de Pêra, Silves

Silves · Central Algarve ·

€235,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 15% 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: €8,628/yr
Average Daily Rate: €63
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 33.6 years
5-yr Capital Value: €308,787
10-yr Capital Value: €375,686
Brixfox Score: 50.1 / 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.

€278,002

+18.3% over asking

Asking price€235,000
IMT — Property transfer tax (investment schedule)€7,447
IS — Stamp duty (0.8%)€1,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,525
Total acquisition costs€14,102
Renovation (est. €350/m² × 44 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€15,400
(€11,000–€19,800)
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)€278,002

Gross yield (asking price)

3.7%

True gross yield (all-in)

3.1%

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: 44 m²
Style: dated
Condition: fair
Year Built: 1974
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.23
Visual Appeal
7.8
Ownership Security
13
Location
8.4
Land & Space
2.88
Rental Demand
3.77
Payback Speed
0
STR Suitability
3

Description

1-Bedroom Apartment Just Steps from Armação de Pêra Beach! Discover your new retreat in the heart of the Algarve coast! Located right in the centre of Armação de Pêra, this cosy 1-bedroom apartment offers a unique opportunity for those seeking a seaside lifestyle. Just a 5-minute walk from the beach, with the sea liter

Location

📍 37.1024°N, 8.3636°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

T1 flat in Rua Dom João II, 6, Armação de Pêra, Silves

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

Grade C+ investment — short-term rental yields 2.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$44K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$509/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
41.8 yr
Rental only

Property details

Year built: 1974
Energy: D
Condition: fair

Description

1-Bedroom Apartment Just Steps from Armação de Pêra Beach! Discover your new retreat in the heart of the Algarve coast! Located right in the centre of Armação de Pêra, this cosy 1-bedroom apartment offers a unique opportunity for those seeking a seaside lifestyle. Just a 5-minute walk from the beach, with the sea liter

Income Breakdown

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Nightly Rate (ADR)
$92/night
50% ($42)Brixfox estimate($92/night)200% ($169)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$6,112
Airbnb data$92/night · 38% occupancy
Rental income
$92/night · 38% occ.
$12,613
Running costs (20%)
Utilities, cleaning, maintenance
-$2,523
Income tax (10%)
Indonesian rental income tax
-$3,532
Property tax
Annual property tax
-$447
Net income
2.4% ROI
$6,112

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$255,435
IMT (transfer tax, investment schedule)$8,095
Imposto de Selo (stamp duty)$2,043
Notary & registration$1,359
Legal / due diligence$3,832
Total acquisition costs$15,328
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$16,739
($11,957–$21,522)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$302,176

Gross yield (asking)

4.9%

True gross yield (all-in)

4.2%

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$888K$592K$296K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $235K
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$286K
+22%
Rental Income
+$30K
Total Position
$316K
+34%
6.1%/yr
Year 10
Capital Value
$348K
+48%
Rental Income
+$64K
Total Position
$412K
+75%
5.8%/yr
Year 20
Capital Value
$515K
+119%
Rental Income
+$151K
Total Position
$666K
+183%
5.3%/yr
Year 30
Capital Value
$762K
+224%
Rental Income
+$268K
Total Position
$1.0M
+338%
5.0%/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
2.4% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Average
$84 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 2.4% 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.
2.6%
$548/mo
40% occ.
3.5%
$743/mo
38% occ.
3.3%
$698/mo
current
48% occ.
4.2%
$894/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.