Launch offer — 3 months free free, no card

House in Armação de Pêra
House in Armação de Pêra — image 2House in Armação de Pêra — image 3House in Armação de Pêra — image 4House in Armação de Pêra — image 5
Grade Bvillamid-range

House in Armação de Pêra

Silves · Central Algarve ·

€498,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €50,647/yr
Average Daily Rate: €292
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 21.7 years
5-yr Capital Value: €577,318
10-yr Capital Value: €669,270
Brixfox Score: 62.3 / 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.

€585,864

+17.6% over asking

Asking price€498,000
IMT — Property transfer tax (investment schedule)€27,670
IS — Stamp duty (0.8%)€3,984
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,470
Total acquisition costs€40,374
Renovation (est. €55/m² × 278 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,290
(€8,340–€22,240)
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)€585,864

Gross yield (asking price)

10.2%

True gross yield (all-in)

8.6%

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: 3
Bathrooms: 2
Building: 278 m²
Land: 150 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architectureterraced outdoor spaces

Score Breakdown

ROI
16.8
Visual Appeal
9.2
Ownership Security
13
Location
8.4
Land & Space
3.12
Rental Demand
4.76
Payback Speed
3
STR Suitability
4

Description

This house is located in the peaceful Montes Mourinhos residential area in Armação de Pêra, just 5 minutes from the town centre and the beach. Set in a quiet residential neighborhood, it offers both comfort and privacy. The property is in excellent condition and is distributed over two floors: Ground floor: entrance

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View this property on KW Flash Algarve - Barlavento →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
KW Flash Algarve - Barlavento
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

House in Armação de Pêra

Silves · Central Algarve · Ref BF-5370 Source verified · KW Flash Algarve - Barlavento · listed 2 Jun 2026
Asking price · Freehold
$541,304
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
278 m²
Land
150 m²
True net yield
4.6%
≈ $4,207/mo net after costs & tax
5-yr total return (net + appreciation)
10.1% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 62 · 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: 2005
Energy: C
Condition: good

Description

This house is located in the peaceful Montes Mourinhos residential area in Armação de Pêra, just 5 minutes from the town centre and the beach. Set in a quiet residential neighborhood, it offers both comfort and privacy. The property is in excellent condition and is distributed over two floors: Ground floor: entrance

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)
$411/night
50% ($189)Brixfox estimate($411/night)200% ($757)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$34,370
Likely range $20,622 – $48,118
Airbnb data$411/night · 48% occupancy
Rental income
$411/night · 48% occ.
$66,097
Running costs (20%)
Utilities, cleaning, maintenance
-$13,219
Income tax (10%)
Indonesian rental income tax
-$18,507
Property tax
Annual property tax
-$0
Net income
6.3% ROI
$34,370

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.1%
7.2%
Fully-managed
5.5%
4.6%
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

10.6%

Annual Revenue

$66,097

Income Tax / yr

$5,784

Payback

22 yrs

True All-In Cost
Asking price$541,304
IMT — transfer tax (non-resident 7.5%)$40,598
Stamp duty (0.8%)$4,330
Notary + registry$2,174
Legal$6,658
Furnishing + STR launch$27,174
All-in cost$622,238

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$3.6M$2.7M$1.8M$897K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $498K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$606K
+22%
Rental Income
+$168K
Total Position
$774K
+55%
9.2%/yr
Year 10
Capital Value
$737K
+48%
Rental Income
+$362K
Total Position
$1.1M
+121%
8.2%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$850K
Total Position
$1.9M
+290%
7.0%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.5M
Total Position
$3.1M
+526%
6.3%/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
Good
6.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$378 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $378 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.8%
$2,627/mo
40% occ.
7.8%
$3,502/mo
48% occ.
9.2%
$4,164/mo
current
58% occ.
11.2%
$5,040/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.