T1 flat in Rua Dom João II, 12, Armação de Pêra, Silves
T1 flat in Rua Dom João II, 12, Armação de Pêra, Silves — image 2T1 flat in Rua Dom João II, 12, Armação de Pêra, Silves — image 3T1 flat in Rua Dom João II, 12, Armação de Pêra, Silves — image 4T1 flat in Rua Dom João II, 12, Armação de Pêra, Silves — image 5
Grade C+apartmentbudget

T1 flat in Rua Dom João II, 12, Armação de Pêra, Silves

Silves · Central Algarve ·

€289,000

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

37%

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: €8,531/yr
Average Daily Rate: €62
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 41.7 years
5-yr Capital Value: €379,742
10-yr Capital Value: €462,014
Brixfox Score: 48.5 / 100
Comparable Properties: 54
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€324,649

+12.3% over asking

Asking price€289,000
IMT — Property transfer tax (investment schedule)€11,227
IS — Stamp duty (0.8%)€2,312
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,335
Total acquisition costs€19,124
Renovation (est. €55/m² × 55 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,025
(€1,650–€4,400)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€324,649

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.6%

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: 1
Bathrooms: 1
Building: 55 m²
Style: dated
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wine-box-storage-displaywooden-cabinet-with-glass-doors

Score Breakdown

ROI
10.42
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
3.1
Rental Demand
3.75
Payback Speed
0
STR Suitability
3

Description

One-bedroom apartment 100 meters from the beach, completely renovated.

Location

📍 37.1026°N, 8.3639°W

· Silves, Algarve, Portugal

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

T1 flat in Rua Dom João II, 12, Armação de Pêra, Silves

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

Grade C+ investment — short-term rental yields 1.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$54K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$496/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
52.8 yr
Rental only

Property details

Energy: C
Condition: good

Description

One-bedroom apartment 100 meters from the beach, completely renovated.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$91/night
50% ($42)Brixfox estimate($91/night)200% ($168)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$5,954
Airbnb data$91/night · 37% occupancy
Rental income
$91/night · 37% occ.
$12,508
Running costs (20%)
Utilities, cleaning, maintenance
-$2,502
Income tax (10%)
Indonesian rental income tax
-$3,502
Property tax
Annual property tax
-$550
Net income
1.9% ROI
$5,954

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$314,130
IMT (transfer tax, investment schedule)$12,203
Imposto de Selo (stamp duty)$2,513
Notary & registration$1,359
Legal / due diligence$4,712
Total acquisition costs$20,787
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,288
($1,793–$4,783)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$352,879

Gross yield (asking)

4.0%

True gross yield (all-in)

3.5%

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.

$1.4M$1.0M$689K$344K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $289K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$352K
+22%
Rental Income
+$29K
Total Position
$381K
+32%
5.7%/yr
Year 10
Capital Value
$428K
+48%
Rental Income
+$63K
Total Position
$491K
+70%
5.4%/yr
Year 20
Capital Value
$633K
+119%
Rental Income
+$147K
Total Position
$780K
+170%
5.1%/yr
Year 30
Capital Value
$937K
+224%
Rental Income
+$261K
Total Position
$1.2M
+315%
4.9%/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
Weak
1.9% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Average
$84 per night
Visual Appeal
Weak
3/10 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
Yield of 1.9% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.1%
$538/mo
40% occ.
2.8%
$733/mo
37% occ.
2.6%
$684/mo
current
47% occ.
3.4%
$878/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.