House in Armação de Pêra
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Grade Avillamid-range

House in Armação de Pêra

Silves · Central Algarve ·

€795,000

Asking Price (EUR)

11.7%

True Net Yield (Owner, all-in)

8.1%

True Net Yield (Managed, all-in)

18.0%

True Gross Yield

62%

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: €166,718/yr
Average Daily Rate: €734
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 6.4 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 81.3 / 100
Comparable Properties: 4
Data Confidence: 66%
Search Radius: 3 km

True Investment Cost

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

€923,695

+16.2% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation (est. €55/m² × 292 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,060
(€8,760–€23,360)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€923,695

Gross yield (asking price)

21.0%

True gross yield (all-in)

18.0%

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: 5
Bathrooms: 4
Building: 292 m²
Land: 480 m²
Style: contemporary
Condition: good
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming poolcovered outdoor dining terracelush green privacy hedge

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
9.87
Rental Demand
6.22
Payback Speed
5
STR Suitability
3

Description

Discover this magnificent villa in Armação de Pêra, in the municipality of Silves, with five bedrooms, four bathrooms and a living area of 185.88 m² spread over three floors. Set on a plot of 480 m², it offers a private pool, garage, terrace, garden and central heating. With sea views, ideal solar orientation and a qu

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View on The PentHouse →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Armação de Pêra

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
292 m²
Land Plot
480 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 14.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+18.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$149K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.3%
$10,312/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.0 yr
Rental only

Property details

Energy: B-
Condition: good

Description

Discover this magnificent villa in Armação de Pêra, in the municipality of Silves, with five bedrooms, four bathrooms and a living area of 185.88 m² spread over three floors. Set on a plot of 480 m², it offers a private pool, garage, terrace, garden and central heating. With sea views, ideal solar orientation and a qu

Income Breakdown

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Nightly Rate (ADR)
$1,061/night
50% ($488)Brixfox estimate($1,061/night)200% ($1952)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$123,746
Airbnb data$1,061/night · 62% occupancy
Rental income
$1,061/night · 62% occ.
$240,882
Running costs (20%)
Utilities, cleaning, maintenance
-$48,176
Income tax (10%)
Indonesian rental income tax
-$67,447
Property tax
Annual property tax
-$1,512
Net income
14.3% ROI
$123,746

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$17,457
($9,522–$25,391)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,001,842

Gross yield (asking)

27.9%

True gross yield (all-in)

24.0%

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.

$9.2M$6.9M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$604K
Total Position
$1.6M
+98%
14.6%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$1.3M
Total Position
$2.5M
+212%
12.1%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$3.1M
Total Position
$4.8M
+504%
9.4%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$5.4M
Total Position
$8.0M
+906%
8.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.3% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$976 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.3% — outperforms most villas in this market
Premium nightly rate of $976 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
13.1%
$9,408/mo
52% occ.
16.2%
$11,667/mo
62% occ.
19.3%
$13,925/mo
current
72% occ.
22.5%
$16,184/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.