Launch offer — 3 months free free, no card

Detached house in Armação de Pêra
Detached house in Armação de Pêra — image 2Detached house in Armação de Pêra — image 3Detached house in Armação de Pêra — image 4Detached house in Armação de Pêra — image 5
Grade Avillamid-range

Detached house in Armação de Pêra

Silves · Central Algarve ·

€985,000

Asking Price (EUR)

8.7%

True Net Yield (Owner, all-in)

6.2%

True Net Yield (Managed, all-in)

10.5%

True Gross Yield

54%

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: €117,844/yr
Average Daily Rate: €596
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 15.5 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 78.5 / 100
Comparable Properties: 7
Data Confidence: 62%
Search Radius: 6 km

True Investment Cost

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

€1.1M

+13.5% over asking

Asking price€985,000
IMT — Property transfer tax (investment schedule)€59,100
IS — Stamp duty (0.8%)€7,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,775
Total acquisition costs€83,005
Renovation (est. €55/m² × 120 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,600
(€3,600–€9,600)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

12.0%

True gross yield (all-in)

10.5%

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: 5
Bathrooms: 5
Building: 120 m²
Land: 10500 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone accent walltraditional wooden dining setdecorative wall shelves

Score Breakdown

ROI
21.9
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.41
Payback Speed
4
STR Suitability
4

Description

Modern Country Estate with 3 Independent Dwellings | 1 Hectare | Pool | 3km from Beach – Algarve A rare opportunity to own a fully renovated rural estate combining traditional Portuguese charm with modern technology and energy efficiency. Located just 3 km from the beaches and promenade of Armação de Pêra, and under 3

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

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

Detached house in Armação de Pêra

Silves · Central Algarve · Ref BF-5687 Source verified · Nest Homes · listed 2 Jun 2026
Asking price · Freehold
$1,070,652
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
120 m²
Land
10500 m²
True net yield
6.5%
≈ $10,522/mo net after costs & tax
5-yr total return (net + appreciation)
11.2% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 79 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: D
Condition: good

Description

Modern Country Estate with 3 Independent Dwellings | 1 Hectare | Pool | 3km from Beach – Algarve A rare opportunity to own a fully renovated rural estate combining traditional Portuguese charm with modern technology and energy efficiency. Located just 3 km from the beaches and promenade of Armação de Pêra, and under 3

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)
$839/night
50% ($386)Brixfox estimate($839/night)200% ($1543)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$79,818
Likely range $47,891 – $111,746
Airbnb data$839/night · 54% occupancy
Rental income
$839/night · 54% occ.
$153,497
Running costs (20%)
Utilities, cleaning, maintenance
-$30,699
Income tax (10%)
Indonesian rental income tax
-$42,979
Property tax
Annual property tax
-$0
Net income
7.5% ROI
$79,818

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.5%
9.4%
Fully-managed
7.6%
6.5%
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

12.8%

Annual Revenue

$153,497

Income Tax / yr

$13,430

Payback

16 yrs

True All-In Cost
Asking price$1,070,652
IMT — transfer tax (non-resident 7.5%)$80,299
Stamp duty (0.8%)$8,565
Notary + registry$2,174
Legal$13,170
Furnishing + STR launch$27,174
All-in cost$1,202,034

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$7.7M$5.8M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $985K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$390K
Total Position
$1.6M
+61%
10.0%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$842K
Total Position
$2.3M
+133%
8.8%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$2.0M
Total Position
$4.1M
+319%
7.4%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$3.5M
Total Position
$6.7M
+579%
6.6%/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
7.5% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$772 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
10500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $772 — positioned in the top tier
Generous 10500 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
6.8%
$6,099/mo
44% occ.
8.8%
$7,885/mo
54% occ.
10.8%
$9,671/mo
current
64% occ.
12.8%
$11,457/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.