Launch offer — 3 months free free, no card

Detached house in Urbanização Montes Mourinhos, Armação de Pêra
Detached house in Urbanização Montes Mourinhos, Armação de Pêra — image 2Detached house in Urbanização Montes Mourinhos, Armação de Pêra — image 3Detached house in Urbanização Montes Mourinhos, Armação de Pêra — image 4Detached house in Urbanização Montes Mourinhos, Armação de Pêra — image 5
Grade Bvillaluxury

Detached house in Urbanização Montes Mourinhos, Armação de Pêra

Silves · Central Algarve ·

€796,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

52%

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: €42,065/yr
Average Daily Rate: €220
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 50.1 years
5-yr Capital Value: €922,782
10-yr Capital Value: €1.1M
Brixfox Score: 63.1 / 100
Comparable Properties: 31
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.

€907,768

+14.0% over asking

Asking price€796,000
IMT — Property transfer tax (investment schedule)€47,760
IS — Stamp duty (0.8%)€6,368
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,940
Total acquisition costs€67,318
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€44,450
All-in investment (incl. renovation & furnishing)€907,768

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.6%

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: 2
Bathrooms: 2
Building: 115 m²
Land: 320 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A+
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern architecture with stone cladding accentsprivate swimming poolrooftop terracelarge format marble-effect floor tilessleek high-gloss kitchen with integrated appliancesglass balcony railingsartificial turf garden

Score Breakdown

ROI
8
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
8.83
Rental Demand
5.24
Payback Speed
0
STR Suitability
4

Description

Have you always dreamed of owning a home in the center of the Algarve? This could be your chance. This magnificent new home T2 + 1, perfectly combines proximity to beaches with tranquility. Ground floor: - Modern open-plan kitchen, furnished and fully equipped, with pantry - Living room - Bathroom - 1 bedroom with ai

Location

📍 37.1177°N, 8.3709°W

· Silves, Algarve, Portugal

Visit City Home Imobiliária →Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
City Home Imobiliária
2-bedroom freehold villa in Silves — photo 2 of 5
2-bedroom freehold villa in Silves — photo 3 of 5
2-bedroom freehold villa in Silves — photo 4 of 5
2-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Urbanização Montes Mourinhos, Armação de Pêra

Silves · Central Algarve · Ref BF-5261 Source verified · City Home Imobiliária · listed 3 Jun 2026
Asking price · Freehold
$865,217
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
115 m²
Land
320 m²
True net yield
2.0%
≈ $3,156/mo net after costs & tax
5-yr total return (net + appreciation)
7.0% / yr avg
Payback in ~50 yrs from rent
Brixfox Score 63 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2025
Energy: A+
Condition: new-build

Description

Have you always dreamed of owning a home in the center of the Algarve? This could be your chance. This magnificent new home T2 + 1, perfectly combines proximity to beaches with tranquility. Ground floor: - Modern open-plan kitchen, furnished and fully equipped, with pantry - Living room - Bathroom - 1 bedroom with ai

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)
$309/night
50% ($142)Brixfox estimate($309/night)200% ($569)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$28,471
Likely range $17,083 – $39,860
Airbnb data$309/night · 52% occupancy
Rental income
$309/night · 52% occ.
$54,752
Running costs (20%)
Utilities, cleaning, maintenance
-$10,950
Income tax (10%)
Indonesian rental income tax
-$15,331
Property tax
Annual property tax
-$0
Net income
3.3% ROI
$28,471

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.9%
3.4%
Fully-managed
2.5%
2.0%
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

5.6%

Annual Revenue

$54,752

Income Tax / yr

$4,791

Payback

50 yrs

True All-In Cost
Asking price$865,217
IMT — transfer tax (non-resident 7.5%)$64,891
Stamp duty (0.8%)$6,922
Notary + registry$2,174
Legal$10,642
Furnishing + STR launch$27,174
All-in cost$977,021

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $796K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$968K
+22%
Rental Income
+$139K
Total Position
$1.1M
+39%
6.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$300K
Total Position
$1.5M
+86%
6.4%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$704K
Total Position
$2.4M
+208%
5.8%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.2M
Total Position
$3.8M
+381%
5.4%/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

Ask Brixfox AI

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

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.3% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$285 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
320 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $285 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.3% is near 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

32% occ.
3.0%
$2,132/mo
42% occ.
3.9%
$2,791/mo
52% occ.
4.8%
$3,450/mo
current
62% occ.
5.7%
$4,108/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.