T2 flat in Rua Dr. Manuel de Arriaga Nº91 2º Esq. , 2º Andar, 8365-140, Armação de Pêra, Silves, Faro, Armação de Pêra, Silves
T2 flat in Rua Dr. Manuel de Arriaga Nº91 2º Esq. , 2º Andar, 8365-140, Armação de Pêra, Silves, Faro, Armação de Pêra, Silves — image 2T2 flat in Rua Dr. Manuel de Arriaga Nº91 2º Esq. , 2º Andar, 8365-140, Armação de Pêra, Silves, Faro, Armação de Pêra, Silves — image 3T2 flat in Rua Dr. Manuel de Arriaga Nº91 2º Esq. , 2º Andar, 8365-140, Armação de Pêra, Silves, Faro, Armação de Pêra, Silves — image 4T2 flat in Rua Dr. Manuel de Arriaga Nº91 2º Esq. , 2º Andar, 8365-140, Armação de Pêra, Silves, Faro, Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T2 flat in Rua Dr. Manuel de Arriaga Nº91 2º Esq. , 2º Andar, 8365-140, Armação de Pêra, Silves, Faro, Armação de Pêra, Silves

Silves · Central Algarve ·

€285,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

44%

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 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €21,249/yr
Average Daily Rate: €131
-30.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%)
Payback Period: 16.4 years
5-yr Capital Value: €374,486
10-yr Capital Value: €455,619
Brixfox Score: 60.8 / 100
Comparable Properties: 59
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€332,892

+16.8% over asking

Asking price€285,000
IMT — Property transfer tax (investment schedule)€10,947
IS — Stamp duty (0.8%)€2,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,275
Total acquisition costs€18,752
Renovation (est. €55/m² × 78 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,290
(€2,340–€6,240)
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)€332,892

Gross yield (asking price)

7.5%

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: 2
Bathrooms: 1
Building: 78 m²
Style: dated
Condition: good
Year Built: 1979
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terracotta floor tileswooden lattice cabinet

Score Breakdown

ROI
17.18
Visual Appeal
9.2
Ownership Security
13
Location
8.4
Land & Space
3.56
Rental Demand
4.44
Payback Speed
2
STR Suitability
3

Description

2-Bedroom Apartment for Sale in Armação de Pêra Discover this excellent 2-bedroom apartment, located in one of the most sought-after areas of Armação de Pêra, just 150 metres from the beach — ideal both for living and investment. Key Features: Two bedrooms with built-in wardrobes and access to a balcony; Full bathroom

Location

📍 37.1029°N, 8.3547°W

· Silves, Algarve, Portugal

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

T2 flat in Rua Dr. Manuel de Arriaga Nº91 2º Esq. , 2º Andar, 8365-140, Armação de Pêra, Silves, Faro, Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 5.1% 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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$53K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$1,316/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
19.6 yr
Rental only

Property details

Year built: 1979
Energy: D
Condition: good

Description

2-Bedroom Apartment for Sale in Armação de Pêra Discover this excellent 2-bedroom apartment, located in one of the most sought-after areas of Armação de Pêra, just 150 metres from the beach — ideal both for living and investment. Key Features: Two bedrooms with built-in wardrobes and access to a balcony; Full bathroom

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$194/night
50% ($89)Brixfox estimate($194/night)200% ($356)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$15,790
Airbnb data$194/night · 44% occupancy
Rental income
$194/night · 44% occ.
$31,408
Running costs (20%)
Utilities, cleaning, maintenance
-$6,282
Income tax (10%)
Indonesian rental income tax
-$8,794
Property tax
Annual property tax
-$542
Net income
5.1% ROI
$15,790

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$309,783
IMT (transfer tax, investment schedule)$11,899
Imposto de Selo (stamp duty)$2,478
Notary & registration$1,359
Legal / due diligence$4,647
Total acquisition costs$20,383
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,663
($2,543–$6,783)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$361,839

Gross yield (asking)

10.1%

True gross yield (all-in)

8.7%

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.

$1.9M$1.4M$929K$464K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $285K
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 16: 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
$347K
+22%
Rental Income
+$77K
Total Position
$424K
+49%
8.3%/yr
Year 10
Capital Value
$422K
+48%
Rental Income
+$167K
Total Position
$588K
+106%
7.5%/yr
Year 20
Capital Value
$624K
+119%
Rental Income
+$390K
Total Position
$1.0M
+256%
6.6%/yr
Year 30
Capital Value
$924K
+224%
Rental Income
+$691K
Total Position
$1.6M
+467%
6.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$178 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
4.6%
$1,192/mo
40% occ.
6.2%
$1,604/mo
44% occ.
6.9%
$1,787/mo
current
54% occ.
8.5%
$2,199/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.