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Detached house in Urbanização Montes Mourinhos Nn, Armação de Pêra
Detached house in Urbanização Montes Mourinhos Nn, Armação de Pêra — image 2Detached house in Urbanização Montes Mourinhos Nn, Armação de Pêra — image 3Detached house in Urbanização Montes Mourinhos Nn, Armação de Pêra — image 4Detached house in Urbanização Montes Mourinhos Nn, Armação de Pêra — image 5
Grade Avillamid-range

Detached house in Urbanização Montes Mourinhos Nn, Armação de Pêra

Silves · Central Algarve ·

€795,000

Asking Price (EUR)

12.2%

True Net Yield (Owner, all-in)

8.9%

True Net Yield (Managed, all-in)

14.6%

True Gross Yield

56%

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: €131,440/yr
Average Daily Rate: €640
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 10.9 years
5-yr Capital Value: €921,623
10-yr Capital Value: €1.1M
Brixfox Score: 84.1 / 100
Comparable Properties: 6
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€902,285

+13.5% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€902,285

Gross yield (asking price)

16.5%

True gross yield (all-in)

14.6%

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: 4
Bathrooms: 5
Building: 291 m²
Land: 480 m²
Style: contemporary
Condition: excellent
Year Built: 1998
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming poolmultiple outdoor terraces/balconiesmodern interior decorwell-maintained garden and pool area

Score Breakdown

ROI
25
Visual Appeal
13.2
Ownership Security
13
Location
8.4
Land & Space
9.88
Rental Demand
5.63
Payback Speed
5
STR Suitability
4

Description

Have you always dreamed of owning a detached house in the center of the Algarve? This could be yours. This wonderfully renovated house combines proximity to the beach with tranquility. Ground floor: - Entrance hall - Living room with fireplace and air conditioning - Shared bathroom - 2 bedrooms (one en suite) with a

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View this property on M Concept Home →Listed via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 5
M Concept Home
4-bedroom freehold villa in Silves — photo 2 of 5
4-bedroom freehold villa in Silves — photo 3 of 5
4-bedroom freehold villa in Silves — photo 4 of 5
4-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Urbanização Montes Mourinhos Nn, Armação de Pêra

Silves · Central Algarve · Ref BF-5275 Source verified · M Concept Home · listed 2 Jun 2026
Asking price · Freehold
$864,130
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
291 m²
Land
480 m²
True net yield
9.2%
≈ $11,989/mo net after costs & tax
5-yr total return (net + appreciation)
14.1% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 84 · 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: 1998
Energy: B-
Condition: excellent

Description

Have you always dreamed of owning a detached house in the center of the Algarve? This could be yours. This wonderfully renovated house combines proximity to the beach with tranquility. Ground floor: - Entrance hall - Living room with fireplace and air conditioning - Shared bathroom - 2 bedrooms (one en suite) with a

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)
$900/night
50% ($414)Brixfox estimate($900/night)200% ($1657)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$89,036
Likely range $53,422 – $124,651
Airbnb data$900/night · 56% occupancy
Rental income
$900/night · 56% occ.
$171,224
Running costs (20%)
Utilities, cleaning, maintenance
-$34,245
Income tax (10%)
Indonesian rental income tax
-$47,943
Property tax
Annual property tax
-$0
Net income
10.3% ROI
$89,036

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

9.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
14.7%
13.2%
Fully-managed
10.7%
9.2%
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

17.6%

Annual Revenue

$171,224

Income Tax / yr

$14,983

Payback

11 yrs

True All-In Cost
Asking price$864,130
IMT — transfer tax (non-resident 7.5%)$64,810
Stamp duty (0.8%)$6,913
Notary + registry$2,174
Legal$10,629
Furnishing + STR launch$27,174
All-in cost$975,830

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$7.4M$5.6M$3.7M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$435K
Total Position
$1.4M
+76%
12.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$939K
Total Position
$2.1M
+166%
10.3%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$2.2M
Total Position
$3.9M
+396%
8.3%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$3.9M
Total Position
$6.5M
+715%
7.2%/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.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.3% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$828 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.3% — outperforms most villas in this market
Premium nightly rate of $828 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — 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

36% occ.
9.7%
$6,953/mo
46% occ.
12.3%
$8,870/mo
56% occ.
15.0%
$10,787/mo
current
66% occ.
17.6%
$12,704/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.