T5 flat in Armação de Pêra, Silves
T5 flat in Armação de Pêra, Silves — image 2T5 flat in Armação de Pêra, Silves — image 3T5 flat in Armação de Pêra, Silves — image 4T5 flat in Armação de Pêra, Silves — image 5
Grade Aapartmentbudget

T5 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€560,000

Asking Price (EUR)

8.8%

True Net Yield (Owner, all-in)

6.1%

True Net Yield (Managed, all-in)

13.5%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €112,676/yr
Average Daily Rate: €471
Payback Period: 6.2 years
5-yr Capital Value: €735,832
10-yr Capital Value: €895,252
Brixfox Score: 80 / 100
Comparable Properties: 4
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€833,460

+48.8% over asking

Asking price€560,000
IMT — Property transfer tax (investment schedule)€32,630
IS — Stamp duty (0.8%)€4,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,400
Total acquisition costs€46,760
Renovation (est. €900/m² × 222 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€199,800
(€155,400–€244,200)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,900
All-in investment (incl. renovation & furnishing)€833,460

Gross yield (asking price)

20.1%

True gross yield (all-in)

13.5%

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: 222 m²
Land: 412.8 m²
Style: dated
Condition: needs-renovation
Year Built: 2006
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
9.08
Rental Demand
6.55
Payback Speed
5
STR Suitability
3

Description

5-Bedroom Duplex Apartment with Patio, in Armação de Pera, ALGARVE Main Features: - 5-Bedroom Apartment - Duplex Apartment - Parking - Patio (412.80 m2) Areas (acording to the registration) - Private gross area: 162.00 m2 - Dependent gross area: 60.00 m2 - Area of the integral lot: 412.80 m2 Points of Interest: - 20

Location

📍 37.1132°N, 8.3552°W

· Silves, Algarve, Portugal

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

T5 flat in Armação de Pêra, Silves

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

Grade A investment — short-term rental yields 13.8% net return annually.

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The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+17.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$105K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.8%
$7,002/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
7.2 yr
Rental only

Property details

Year built: 2006
Energy: E
Condition: needs-renovation

Description

5-Bedroom Duplex Apartment with Patio, in Armação de Pera, ALGARVE Main Features: - 5-Bedroom Apartment - Duplex Apartment - Parking - Patio (412.80 m2) Areas (acording to the registration) - Private gross area: 162.00 m2 - Dependent gross area: 60.00 m2 - Area of the integral lot: 412.80 m2 Points of Interest: - 20

Income Breakdown

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Nightly Rate (ADR)
$684/night
50% ($315)Brixfox estimate($684/night)200% ($1259)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$84,029
Airbnb data$684/night · 66% occupancy
Rental income
$684/night · 66% occ.
$163,643
Running costs (20%)
Utilities, cleaning, maintenance
-$32,729
Income tax (10%)
Indonesian rental income tax
-$45,820
Property tax
Annual property tax
-$1,065
Net income
13.8% ROI
$84,029

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$608,696
IMT (transfer tax, investment schedule)$35,467
Imposto de Selo (stamp duty)$4,870
Notary & registration$1,359
Legal / due diligence$9,130
Total acquisition costs$50,826
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$217,174
($168,913–$265,435)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$29,239
All-in investment$905,935

Gross yield (asking)

26.9%

True gross yield (all-in)

18.1%

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.

$6.3M$4.7M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $560K
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
$681K
+22%
Rental Income
+$410K
Total Position
$1.1M
+95%
14.3%/yr
Year 10
Capital Value
$829K
+48%
Rental Income
+$886K
Total Position
$1.7M
+206%
11.8%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$2.1M
Total Position
$3.3M
+490%
9.3%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$3.7M
Total Position
$5.5M
+881%
7.9%/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
Strong
13.8% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$629 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Good
413 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 13.8% — outperforms most villas in this market
Premium nightly rate of $629 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

46% occ.
12.9%
$6,544/mo
56% occ.
15.8%
$8,000/mo
66% occ.
18.6%
$9,457/mo
current
76% occ.
21.5%
$10,914/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.