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Detached house in Rua Doutor António Contreiras, Armação de Pêra
Detached house in Rua Doutor António Contreiras, Armação de Pêra — image 2Detached house in Rua Doutor António Contreiras, Armação de Pêra — image 3Detached house in Rua Doutor António Contreiras, Armação de Pêra — image 4Detached house in Rua Doutor António Contreiras, Armação de Pêra — image 5
Grade Avillaluxury

Detached house in Rua Doutor António Contreiras, Armação de Pêra

Silves · Central Algarve ·

€899,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €74,284/yr
Average Daily Rate: €409
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 25.0 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 75.4 / 100
Comparable Properties: 13
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+14.4% over asking

Asking price€899,000
IMT — Property transfer tax (investment schedule)€53,940
IS — Stamp duty (0.8%)€7,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,485
Total acquisition costs€75,867
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.2%

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: 200 m²
Land: 1265 m²
Style: modern
Condition: excellent
Year Built: 1979
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolmodern minimalist landscapingoutdoor lounge areastone accent wall on annex

Score Breakdown

ROI
15
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.97
Payback Speed
3
STR Suitability
4

Description

CONTEMPORARY SINGLE-LEVEL VILLA FOR YEAR-ROUND LIVING – CENTRAL ARMAÇÃO DE PÊRA This villa is designed for buyers who value convenience, functionality, and a vibrant everyday lifestyle over postcard views. Fully reimagined in 2025, this contemporary single-level villa is ideally located in the heart of Armação de Pêr

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View this property on Lux Home Algarve →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Lux Home Algarve
3-bedroom freehold villa in Silves — photo 2 of 5
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3-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Rua Doutor António Contreiras, Armação de Pêra

Silves · Central Algarve · Ref BF-5169 Source verified · Lux Home Algarve · listed 2 Jun 2026
Asking price · Freehold
$977,174
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
200 m²
Land
1265 m²
True net yield
4.0%
≈ $6,275/mo net after costs & tax
5-yr total return (net + appreciation)
8.9% / yr avg
Payback in ~25 yrs from rent
Brixfox Score 75 · A

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

Year built: 1979
Energy: C
Condition: excellent

Description

CONTEMPORARY SINGLE-LEVEL VILLA FOR YEAR-ROUND LIVING – CENTRAL ARMAÇÃO DE PÊRA This villa is designed for buyers who value convenience, functionality, and a vibrant everyday lifestyle over postcard views. Fully reimagined in 2025, this contemporary single-level villa is ideally located in the heart of Armação de Pêr

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)
$576/night
50% ($265)Brixfox estimate($576/night)200% ($1059)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$50,317
Likely range $30,190 – $70,443
Airbnb data$576/night · 50% occupancy
Rental income
$576/night · 50% occ.
$96,763
Running costs (20%)
Utilities, cleaning, maintenance
-$19,353
Income tax (10%)
Indonesian rental income tax
-$27,094
Property tax
Annual property tax
-$0
Net income
5.1% ROI
$50,317

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.0%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
6.8%
6.1%
Fully-managed
4.8%
4.0%
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

8.8%

Annual Revenue

$96,763

Income Tax / yr

$8,466

Payback

25 yrs

True All-In Cost
Asking price$977,174
IMT — transfer tax (non-resident 7.5%)$73,288
Stamp duty (0.8%)$7,817
Notary + registry$2,174
Legal$12,020
Furnishing + STR launch$27,174
All-in cost$1,099,647

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$5.9M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $899K
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
$1.1M
+22%
Rental Income
+$246K
Total Position
$1.3M
+49%
8.3%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$531K
Total Position
$1.9M
+107%
7.5%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.2M
Total Position
$3.2M
+257%
6.6%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.2M
Total Position
$5.1M
+469%
6.0%/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
5.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$530 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1265 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $530 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1265 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — factor in seasonal gaps

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

30% occ.
4.5%
$3,678/mo
40% occ.
6.0%
$4,903/mo
50% occ.
7.5%
$6,096/mo
current
60% occ.
9.0%
$7,322/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.