T3 flat in Rua Dom João II, 16, Armação de Pêra, Silves
T3 flat in Rua Dom João II, 16, Armação de Pêra, Silves — image 2T3 flat in Rua Dom João II, 16, Armação de Pêra, Silves — image 3T3 flat in Rua Dom João II, 16, Armação de Pêra, Silves — image 4T3 flat in Rua Dom João II, 16, Armação de Pêra, Silves — image 5
Grade B+apartmentmid-range

T3 flat in Rua Dom João II, 16, Armação de Pêra, Silves

Silves · Central Algarve ·

€325,000

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

11.4%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €43,038/yr
Average Daily Rate: €285
Payback Period: 9.3 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 71.6 / 100
Comparable Properties: 16
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€377,755

+16.2% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€377,755

Gross yield (asking price)

13.2%

True gross yield (all-in)

11.4%

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: 3
Bathrooms: 2
Building: 80 m²
Style: modern
Condition: excellent
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

geometric patterned accent wallintegrated countertop and sink

Score Breakdown

ROI
24.25
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
3.6
Rental Demand
4.14
Payback Speed
4
STR Suitability
3

Description

3 bedroom apartment with suite 50 meters from the beach in Armação de Pêra, on the first floor of a building with two elevators, with two balconies. Fully renovated. Direct sale without real estate. Unique opportunity.

Location

📍 37.1028°N, 8.3641°W

· Silves, Algarve, Portugal

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

T3 flat in Rua Dom João II, 16, Armação de Pêra, Silves

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

Grade B+ investment — short-term rental yields 9.1% net return annually.

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The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$61K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$2,681/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
11.0 yr
Rental only

Property details

Energy: B
Condition: excellent

Description

3 bedroom apartment with suite 50 meters from the beach in Armação de Pêra, on the first floor of a building with two elevators, with two balconies. Fully renovated. Direct sale without real estate. Unique opportunity.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$417/night
50% ($192)Brixfox estimate($417/night)200% ($767)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$32,167
Airbnb data$417/night · 41% occupancy
Rental income
$417/night · 41% occ.
$63,049
Running costs (20%)
Utilities, cleaning, maintenance
-$12,610
Income tax (10%)
Indonesian rental income tax
-$17,654
Property tax
Annual property tax
-$618
Net income
9.1% ROI
$32,167

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$410,603

Gross yield (asking)

17.8%

True gross yield (all-in)

15.4%

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.

$2.8M$2.1M$1.4M$708K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$157K
Total Position
$553K
+70%
11.2%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$339K
Total Position
$820K
+152%
9.7%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$795K
Total Position
$1.5M
+364%
8.0%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.4M
Total Position
$2.5M
+658%
7.0%/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
Strong
9.1% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$384 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.1% — outperforms most villas in this market
Premium nightly rate of $384 — 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 41% — 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.
8.9%
$2,612/mo
40% occ.
11.9%
$3,499/mo
41% occ.
12.3%
$3,626/mo
current
51% occ.
15.3%
$4,514/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.