T2 flat in Rua Doutor António Pereira, Armação de Pêra, Silves
T2 flat in Rua Doutor António Pereira, Armação de Pêra, Silves — image 2T2 flat in Rua Doutor António Pereira, Armação de Pêra, Silves — image 3T2 flat in Rua Doutor António Pereira, Armação de Pêra, Silves — image 4T2 flat in Rua Doutor António Pereira, Armação de Pêra, Silves — image 5
Grade B+apartmentmid-range

T2 flat in Rua Doutor António Pereira, Armação de Pêra, Silves

Silves · Central Algarve ·

€305,000

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.7%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €34,615/yr
Average Daily Rate: €208
+12.0% vs area baselineModern/contemporary style (+12%), Has pool (0%)
Payback Period: 10.8 years
5-yr Capital Value: €400,765
10-yr Capital Value: €487,592
Brixfox Score: 70.3 / 100
Comparable Properties: 62
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€356,812

+17.0% over asking

Asking price€305,000
IMT — Property transfer tax (investment schedule)€12,347
IS — Stamp duty (0.8%)€2,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,575
Total acquisition costs€20,612
Renovation (est. €55/m² × 70 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,850
(€2,100–€5,600)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€356,812

Gross yield (asking price)

11.3%

True gross yield (all-in)

9.7%

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: 2
Bathrooms: 1
Building: 70 m²
Style: contemporary
Condition: good
Year Built: 2002
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved swimming poolyellow balcony accents

Score Breakdown

ROI
22.09
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
3.4
Rental Demand
4.56
Payback Speed
4
STR Suitability
3

Description

2-Bedroom Apartment for Sale – Armação de Pêra 2-bedroom apartment located in the MarSalgado development (Lot 2) in Armação de Pêra, on the 4th floor of a building with two elevators. Ideal as a permanent residence, holiday home, or investment. Property features: 2-bedroom apartment (T2); Located on the 4th floor; Bui

Location

📍 37.1057°N, 8.3551°W

· Silves, Algarve, Portugal

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

T2 flat in Rua Doutor António Pereira, Armação de Pêra, Silves

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

Grade B+ investment — short-term rental yields 7.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$57K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$2,171/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.7 yr
Rental only

Property details

Year built: 2002
Energy: D
Condition: good

Description

2-Bedroom Apartment for Sale – Armação de Pêra 2-bedroom apartment located in the MarSalgado development (Lot 2) in Armação de Pêra, on the 4th floor of a building with two elevators. Ideal as a permanent residence, holiday home, or investment. Property features: 2-bedroom apartment (T2); Located on the 4th floor; Bui

Income Breakdown

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Nightly Rate (ADR)
$308/night
50% ($142)Brixfox estimate($308/night)200% ($566)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$26,056
Airbnb data$308/night · 46% occupancy
Rental income
$308/night · 46% occ.
$51,223
Running costs (20%)
Utilities, cleaning, maintenance
-$10,245
Income tax (10%)
Indonesian rental income tax
-$14,342
Property tax
Annual property tax
-$580
Net income
7.9% ROI
$26,056

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$331,522
IMT (transfer tax, investment schedule)$13,421
Imposto de Selo (stamp duty)$2,652
Notary & registration$1,359
Legal / due diligence$4,973
Total acquisition costs$22,404
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,185
($2,283–$6,087)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$387,839

Gross yield (asking)

15.5%

True gross yield (all-in)

13.2%

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.

$2.4M$1.8M$1.2M$612K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $305K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$371K
+22%
Rental Income
+$127K
Total Position
$498K
+63%
10.3%/yr
Year 10
Capital Value
$451K
+48%
Rental Income
+$275K
Total Position
$726K
+138%
9.1%/yr
Year 20
Capital Value
$668K
+119%
Rental Income
+$644K
Total Position
$1.3M
+330%
7.6%/yr
Year 30
Capital Value
$989K
+224%
Rental Income
+$1.1M
Total Position
$2.1M
+598%
6.7%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.9% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$283 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 $283 — 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 46% — 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.
6.9%
$1,917/mo
40% occ.
9.3%
$2,573/mo
46% occ.
10.6%
$2,940/mo
current
56% occ.
13.0%
$3,595/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.