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Terraced house in Armação de Pêra
Terraced house in Armação de Pêra — image 2Terraced house in Armação de Pêra — image 3Terraced house in Armação de Pêra — image 4Terraced house in Armação de Pêra — image 5
Grade B+villamid-range

Terraced house in Armação de Pêra

Silves · Central Algarve ·

€650,000

Asking Price (EUR)

8.4%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

10.4%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €76,928/yr
Average Daily Rate: €343
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has countryside (+10%)
Payback Period: 16.8 years
5-yr Capital Value: €753,528
10-yr Capital Value: €873,546
Brixfox Score: 72.6 / 100
Comparable Properties: 23
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€737,400

+13.4% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€737,400

Gross yield (asking price)

11.8%

True gross yield (all-in)

10.4%

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: 3
Building: 168 m²
Land: 168 m²
Style: modern
Condition: new-build
Energy Certificate: A+
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roof architecturelarge sliding glass doorsprivate rear garden space

Score Breakdown

ROI
20.82
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
4.02
Rental Demand
6.14
Payback Speed
4
STR Suitability
4

Description

Enjoy the best of the Algarve in these fantastic semi-detached villas, currently under construction, located in Armação de Pêra, just minutes from the stunning beaches and all essential services. Each of these villas is set on a plot of 168m2, with a generous construction area of 141m2, ensuring more than enough space

Location

📍 37.1115°N, 8.3764°W

· Silves, Algarve, Portugal

Listed by ImmoAlgarve via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Silves — photo 2 of 5
3-bedroom freehold villa in Silves — photo 3 of 5
3-bedroom freehold villa in Silves — photo 4 of 5
3-bedroom freehold villa in Silves — photo 5 of 5

Terraced house in Armação de Pêra

Silves · Central Algarve · Ref BF-87763 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$706,522
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
168 m²
Land
168 m²
True net yield
5.9%
≈ $6,655/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 73 · B+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: A+
Condition: new-build
View: countryside

Description

Enjoy the best of the Algarve in these fantastic semi-detached villas, currently under construction, located in Armação de Pêra, just minutes from the stunning beaches and all essential services. Each of these villas is set on a plot of 168m2, with a generous construction area of 141m2, ensuring more than enough space

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$480/night
50% ($221)Brixfox estimate($480/night)200% ($884)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Indicative
Yearly income
$51,823
Likely range $31,093 – $72,552
Airbnb data$480/night · 61% occupancy
Rental income
$480/night · 61% occ.
$99,660
Running costs (20%)
Utilities, cleaning, maintenance
-$19,932
Income tax (10%)
Indonesian rental income tax
-$27,905
Property tax
Annual property tax
-$0
Net income
7.3% ROI
$51,823

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

5.9%

on all-in cost of $803,201

Scenario
Pre-tax
After-tax
Owner-managed
9.9%
8.9%
Fully-managed
7.0%
5.9%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

12.4%

Annual Revenue

$99,660

Income Tax / yr

$8,721

Payback

17 yrs

True All-In Cost
Asking price$706,522
IMT — transfer tax (non-resident 7.5%)$52,989
Stamp duty (0.8%)$5,652
Notary + registry$2,174
Legal$8,690
Furnishing + STR launch$27,174
All-in cost$803,201

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$5.0M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$253K
Total Position
$1.0M
+61%
9.9%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$547K
Total Position
$1.5M
+132%
8.8%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.3M
Total Position
$2.7M
+316%
7.4%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$2.3M
Total Position
$4.4M
+573%
6.6%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.3% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$442 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
168 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $442 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 168 m² — limited expansion potential

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

41% occ.
7.2%
$4,233/mo
51% occ.
8.9%
$5,256/mo
61% occ.
10.7%
$6,279/mo
current
71% occ.
12.4%
$7,301/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. Market factors in Portugal may impact actual yields.