Detached house, Val 2001-1, Armação de Pêra, Silves
Detached house, Val 2001-1, Armação de Pêra, Silves — image 2Detached house, Val 2001-1, Armação de Pêra, Silves — image 3Detached house, Val 2001-1, Armação de Pêra, Silves — image 4Detached house, Val 2001-1, Armação de Pêra, Silves — image 5
Grade B+villamid-range

Detached house, Val 2001-1, Armação de Pêra, Silves

Silves · Central Algarve ·

€1.1M

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €84,071/yr
Average Daily Rate: €533
Payback Period: 17.1 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 69.5 / 100
Comparable Properties: 8
Data Confidence: 66%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+14.3% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,250
IS — Stamp duty (0.8%)€9,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,250
Total acquisition costs€113,950
Renovation (est. €55/m² × 183 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,065
(€5,490–€14,640)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.4%

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: 4
Bathrooms: 2
Building: 183 m²
Land: 625 m²
Style: portuguese-traditional
Condition: good
Year Built: 1994
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolproximity to larger communal poolocean views

Score Breakdown

ROI
16.81
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.32
Payback Speed
2
STR Suitability
3

Description

Condo/Apartment T3 for sale.

Location

📍 37.1153°N, 8.3850°W

· Silves, Algarve, Portugal

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

Detached house, Val 2001-1, Armação de Pêra, Silves

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
183 m²
Land Plot
625 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.9% 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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$216K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$5,097/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
20.4 yr
Rental only

Property details

Year built: 1994
Energy: E
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$773/night
50% ($356)Brixfox estimate($773/night)200% ($1422)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$61,169
Airbnb data$773/night · 43% occupancy
Rental income
$773/night · 43% occ.
$121,840
Running costs (20%)
Utilities, cleaning, maintenance
-$24,368
Income tax (10%)
Indonesian rental income tax
-$34,115
Property tax
Annual property tax
-$2,188
Net income
4.9% ROI
$61,169

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$1,250,000
IMT (transfer tax, investment schedule)$93,750
Imposto de Selo (stamp duty)$10,000
Notary & registration$1,359
Legal / due diligence$18,750
Total acquisition costs$123,859
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,940
($5,967–$15,913)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,426,158

Gross yield (asking)

9.7%

True gross yield (all-in)

8.5%

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.

$7.4M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$299K
Total Position
$1.7M
+48%
8.1%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$645K
Total Position
$2.3M
+104%
7.4%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$1.5M
Total Position
$4.0M
+251%
6.5%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$2.7M
Total Position
$6.4M
+457%
5.9%/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
Average
4.9% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$711 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
625 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $711 — positioned in the top tier
Generous 625 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.9% 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.
4.6%
$4,756/mo
40% occ.
6.1%
$6,402/mo
43% occ.
6.6%
$6,925/mo
current
53% occ.
8.2%
$8,571/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.