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Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra
Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra — image 2Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra — image 3Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra — image 4Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra — image 5
Grade C+villabudget

Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra

Silves · Central Algarve ·

€380,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

45%

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: €25,525/yr
Average Daily Rate: €154
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 49.4 years
5-yr Capital Value: €440,524
10-yr Capital Value: €510,688
Brixfox Score: 47.2 / 100
Comparable Properties: 13
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€722,920

+90.2% over asking

Asking price€380,000
IMT — Property transfer tax (investment schedule)€18,230
IS — Stamp duty (0.8%)€3,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,700
Total acquisition costs€28,220
Renovation (est. €900/m² × 325 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€292,500
(€227,500–€357,500)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€722,920

Gross yield (asking price)

6.7%

True gross yield (all-in)

3.5%

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: 1
Building: 325 m²
Land: 225 m²
Style: dated
Condition: needs-renovation
Year Built: 2024
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
8.1
Visual Appeal
3.6
Ownership Security
13
Location
8.4
Land & Space
4.52
Rental Demand
4.53
Payback Speed
1
STR Suitability
4

Description

Located in the heart of Armação de Pêra, this property offers an exceptional opportunity for renovation or construction of a multi-family development, with potential for four floors above ground level and one floor below. Key Features: Privileged Location: A few minutes' walk from the beach and close to main services,

Location

📍 37.1052°N, 8.3541°W

· Silves, Algarve, Portugal

Visit Century21 Realty Art →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Century21 Realty Art
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3-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra

Silves · Central Algarve · Ref BF-5320 Source verified · Century21 Realty Art · listed 3 Jun 2026
Asking price · Freehold
$413,043
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
325 m²
Land
225 m²
True net yield
2.0%
≈ $1,792/mo net after costs & tax
5-yr total return (net + appreciation)
7.9% / yr avg
Payback in ~49 yrs from rent
Brixfox Score 47 · C+

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: 2024
Energy: E
Condition: needs-renovation

Description

Located in the heart of Armação de Pêra, this property offers an exceptional opportunity for renovation or construction of a multi-family development, with potential for four floors above ground level and one floor below. Key Features: Privileged Location: A few minutes' walk from the beach and close to main services,

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)
$217/night
50% ($100)Brixfox estimate($217/night)200% ($399)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Indicative
Yearly income
$17,288
Likely range $10,373 – $24,203
Airbnb data$217/night · 45% occupancy
Rental income
$217/night · 45% occ.
$33,246
Running costs (20%)
Utilities, cleaning, maintenance
-$6,649
Income tax (10%)
Indonesian rental income tax
-$9,309
Property tax
Annual property tax
-$0
Net income
4.2% ROI
$17,288

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
4.5%
3.9%
Fully-managed
2.6%
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

6.9%

Annual Revenue

$33,246

Income Tax / yr

$2,909

Payback

49 yrs

True All-In Cost
Asking price$413,043
IMT — transfer tax (non-resident 7.5%)$30,978
Stamp duty (0.8%)$3,304
Notary + registry$2,174
Legal$5,080
Furnishing + STR launch$27,174
All-in cost$481,754

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.3M$1.7M$1.1M$572K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $380K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$462K
+22%
Rental Income
+$84K
Total Position
$547K
+44%
7.5%/yr
Year 10
Capital Value
$562K
+48%
Rental Income
+$182K
Total Position
$745K
+96%
7.0%/yr
Year 20
Capital Value
$833K
+119%
Rental Income
+$427K
Total Position
$1.3M
+232%
6.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$757K
Total Position
$2.0M
+423%
5.7%/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
Average
4.2% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Good
$200 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Average
225 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 4.2% 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

30% occ.
4.0%
$1,386/mo
40% occ.
5.4%
$1,848/mo
45% occ.
6.1%
$2,095/mo
current
55% occ.
7.4%
$2,557/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.