Detached house in Estrada do Quintão, Armação de Pêra
Detached house in Estrada do Quintão, Armação de Pêra — image 2Detached house in Estrada do Quintão, Armação de Pêra — image 3Detached house in Estrada do Quintão, Armação de Pêra — image 4Detached house in Estrada do Quintão, Armação de Pêra — image 5
Grade B+villamid-range

Detached house in Estrada do Quintão, Armação de Pêra

Silves · Central Algarve ·

€450,000

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.7%

True Gross Yield

29%

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: €51,893/yr
Average Daily Rate: €488
+2.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 10.8 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 71.2 / 100
Comparable Properties: 8
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€532,520

+18.3% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 128 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,040
(€3,840–€10,240)
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)€532,520

Gross yield (asking price)

11.5%

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: 4
Bathrooms: 3
Building: 128 m²
Land: 246 m²
Style: portuguese-traditional
Condition: good
Year Built: 2012
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pergolapool with mosaicbalcony

Score Breakdown

ROI
21.98
Visual Appeal
11.4
Ownership Security
13
Location
8.4
Land & Space
6.5
Rental Demand
2.91
Payback Speed
4
STR Suitability
3

Description

House T4 for sale.

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

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

Detached house in Estrada do Quintão, Armação de Pêra

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
128 m²
Land Plot
246 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+11.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$84K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$3,177/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
12.8 yr
Rental only

Property details

Year built: 2012
Energy: B-
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$706/night
50% ($325)Brixfox estimate($706/night)200% ($1298)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$38,126
Airbnb data$706/night · 29% occupancy
Rental income
$706/night · 29% occ.
$74,966
Running costs (20%)
Utilities, cleaning, maintenance
-$14,993
Income tax (10%)
Indonesian rental income tax
-$20,991
Property tax
Annual property tax
-$856
Net income
7.8% ROI
$38,126

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,652
($4,174–$11,130)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$576,652

Gross yield (asking)

15.3%

True gross yield (all-in)

13.0%

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.

$3.6M$2.7M$1.8M$899K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 12: 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
$547K
+22%
Rental Income
+$186K
Total Position
$734K
+63%
10.3%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$402K
Total Position
$1.1M
+137%
9.0%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$943K
Total Position
$1.9M
+329%
7.5%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.7M
Total Position
$3.1M
+595%
6.7%/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
Good
7.8% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$649 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
246 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $649 — 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 29% — 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.
10.9%
$4,436/mo
current
40% occ.
14.6%
$5,938/mo
29% occ.
10.6%
$4,302/mo
current
39% occ.
14.2%
$5,805/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.