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

Detached house in Caminho dos Montes Mourinhos, Armação de Pêra

Silves · Central Algarve ·

€1.7M

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

64%

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: €137,626/yr
Average Daily Rate: €589
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 23.3 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.3M
Brixfox Score: 76.9 / 100
Comparable Properties: 6
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€1.9M

+12.7% over asking

Asking price€1.7M
IMT — Property transfer tax (investment schedule)€127,425
IS — Stamp duty (0.8%)€13,592
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€25,485
Total acquisition costs€167,752
Renovation (est. €55/m² × 144 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,920
(€4,320–€11,520)
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)€1.9M

Gross yield (asking price)

8.1%

True gross yield (all-in)

7.2%

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: 4
Building: 144 m²
Land: 5985 m²
Style: portuguese-traditional
Condition: good
Year Built: 2001
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolmultiple palm treesspacious outdoor patiolounge chairs by pool

Score Breakdown

ROI
15.87
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.4
Payback Speed
3
STR Suitability
4

Description

About 4 km from the beach of Armação de Pêra, you will find this beautiful, fully renovated villa, set on a spacious 5,895 m² plot. With a modern and functional architecture, the house is distributed over two floors: ground floor and first floor. On the ground floor: One suite; A small dining room; A large living room

Location

📍 37.1177°N, 8.3709°W

· Silves, Algarve, Portugal

View this property on RE/MAX Praia →Listed via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 5
RE/MAX Praia
4-bedroom freehold villa in Silves — photo 2 of 5
4-bedroom freehold villa in Silves — photo 3 of 5
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4-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Caminho dos Montes Mourinhos, Armação de Pêra

Silves · Central Algarve · Ref BF-5861 Source verified · RE/MAX Praia · listed 3 Jun 2026
Asking price · Freehold
$1,846,739
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
144 m²
Land
5985 m²
True net yield
4.3%
≈ $12,017/mo net after costs & tax
5-yr total return (net + appreciation)
8.8% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 77 · 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: 2001
Energy: C
Condition: good

Description

About 4 km from the beach of Armação de Pêra, you will find this beautiful, fully renovated villa, set on a spacious 5,895 m² plot. With a modern and functional architecture, the house is distributed over two floors: ground floor and first floor. On the ground floor: One suite; A small dining room; A large living room

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)
$829/night
50% ($381)Brixfox estimate($829/night)200% ($1525)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Indicative
Yearly income
$93,217
Likely range $55,930 – $130,504
Airbnb data$829/night · 64% occupancy
Rental income
$829/night · 64% occ.
$179,264
Running costs (20%)
Utilities, cleaning, maintenance
-$35,853
Income tax (10%)
Indonesian rental income tax
-$50,194
Property tax
Annual property tax
-$0
Net income
5.0% ROI
$93,217

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.1%
6.3%
Fully-managed
5.0%
4.3%
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

8.8%

Annual Revenue

$179,264

Income Tax / yr

$15,686

Payback

23 yrs

True All-In Cost
Asking price$1,846,739
IMT — transfer tax (non-resident 7.5%)$138,505
Stamp duty (0.8%)$14,774
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,042,736

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$11.0M$8.3M$5.5M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$455K
Total Position
$2.5M
+48%
8.2%/yr
Year 10
Capital Value
$2.5M
+48%
Rental Income
+$983K
Total Position
$3.5M
+106%
7.5%/yr
Year 20
Capital Value
$3.7M
+119%
Rental Income
+$2.3M
Total Position
$6.0M
+255%
6.5%/yr
Year 30
Capital Value
$5.5M
+224%
Rental Income
+$4.1M
Total Position
$9.6M
+464%
5.9%/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
Good
5.0% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$763 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
5985 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $763 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 5985 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

44% occ.
5.0%
$7,764/mo
54% occ.
6.2%
$9,529/mo
64% occ.
7.3%
$11,294/mo
current
74% occ.
8.5%
$13,059/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.