T2 flat, Urbanização Santo António de Areias, 8, Armação de Pêra, Silves
T2 flat, Urbanização Santo António de Areias, 8, Armação de Pêra, Silves — image 2T2 flat, Urbanização Santo António de Areias, 8, Armação de Pêra, Silves — image 3T2 flat, Urbanização Santo António de Areias, 8, Armação de Pêra, Silves — image 4T2 flat, Urbanização Santo António de Areias, 8, Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T2 flat, Urbanização Santo António de Areias, 8, Armação de Pêra, Silves

Silves · Central Algarve ·

€580,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 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: €33,445/yr
Average Daily Rate: €203
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 21.4 years
5-yr Capital Value: €762,111
10-yr Capital Value: €927,225
Brixfox Score: 61.2 / 100
Comparable Properties: 66
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.

€659,500

+13.7% over asking

Asking price€580,000
IMT — Property transfer tax (investment schedule)€34,230
IS — Stamp duty (0.8%)€4,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,700
Total acquisition costs€48,820
Renovation (est. €55/m² × 106 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,830
(€3,180–€8,480)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€659,500

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.1%

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: 2
Bathrooms: 2
Building: 106 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

sea_view_balcony

Score Breakdown

ROI
14.96
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
4.12
Rental Demand
4.52
Payback Speed
1
STR Suitability
3

Description

Central location, T2 apartment on the top 5th floor on the street leading to Armação de Pera beach. Fully equipped, kitchen with appliances + pantry, full balcony between the kitchen and living room with unobstructed views, living room with sofas, dining table and TV cabinet, 1 double bedroom with bed (drawer with + 1

Location

📍 37.1036°N, 8.3660°W

· Silves, Algarve, Portugal

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

T2 flat, Urbanização Santo António de Areias, 8, Armação de Pêra, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
106 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.9% 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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$109K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$2,026/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.9 yr
Rental only

Property details

Year built: 2008
Energy: Not indicated
Condition: good

Description

Central location, T2 apartment on the top 5th floor on the street leading to Armação de Pera beach. Fully equipped, kitchen with appliances + pantry, full balcony between the kitchen and living room with unobstructed views, living room with sofas, dining table and TV cabinet, 1 double bedroom with bed (drawer with + 1

Income Breakdown

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Nightly Rate (ADR)
$296/night
50% ($136)Brixfox estimate($296/night)200% ($545)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$24,312
Airbnb data$296/night · 45% occupancy
Rental income
$296/night · 45% occ.
$48,876
Running costs (20%)
Utilities, cleaning, maintenance
-$9,775
Income tax (10%)
Indonesian rental income tax
-$13,685
Property tax
Annual property tax
-$1,103
Net income
3.9% ROI
$24,312

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$630,435
IMT (transfer tax, investment schedule)$37,207
Imposto de Selo (stamp duty)$5,043
Notary & registration$1,359
Legal / due diligence$9,457
Total acquisition costs$53,065
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,337
($3,457–$9,217)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$716,848

Gross yield (asking)

7.8%

True gross yield (all-in)

6.8%

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.

$3.4M$2.5M$1.7M$847K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $580K
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 20: 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
$706K
+22%
Rental Income
+$119K
Total Position
$824K
+42%
7.3%/yr
Year 10
Capital Value
$859K
+48%
Rental Income
+$256K
Total Position
$1.1M
+92%
6.8%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$601K
Total Position
$1.9M
+223%
6.0%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.1M
Total Position
$2.9M
+408%
5.6%/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
3.9% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$272 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $272 — 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 3.9% 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.
3.4%
$1,800/mo
40% occ.
4.6%
$2,431/mo
45% occ.
5.3%
$2,759/mo
current
55% occ.
6.5%
$3,390/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.