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Detached house, Val 2001-1, Armação de Pêra, Silves
Detached house, Val 2001-1, Armação de Pêra, Silves — image 2Detached house, Val 2001-1, Armação de Pêra, Silves — image 3Detached house, Val 2001-1, Armação de Pêra, Silves — image 4Detached house, Val 2001-1, Armação de Pêra, Silves — image 5
Grade Avillamid-range

Detached house, Val 2001-1, Armação de Pêra, Silves

Silves · Central Algarve ·

€1.1M

Asking Price (EUR)

8.3%

True Net Yield (Owner, all-in)

6.0%

True Net Yield (Managed, all-in)

10.1%

True Gross Yield

60%

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: €132,278/yr
Average Daily Rate: €604
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 15.9 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 81.7 / 100
Comparable Properties: 6
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+14.3% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,250
IS — Stamp duty (0.8%)€9,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,250
Total acquisition costs€113,950
Renovation (est. €55/m² × 183 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,065
(€5,490–€14,640)
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)€1.3M

Gross yield (asking price)

11.5%

True gross yield (all-in)

10.1%

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: 2
Building: 183 m²
Land: 625 m²
Style: portuguese-traditional
Condition: good
Year Built: 1994
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolproximity to larger communal poolocean views

Score Breakdown

ROI
21.54
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6
Payback Speed
4
STR Suitability
4

Description

Condo/Apartment T3 for sale.

Location

📍 37.1153°N, 8.3850°W

· Silves, Algarve, Portugal

View this property on Remax Riverview →Listed via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 5
Remax Riverview
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, Val 2001-1, Armação de Pêra, Silves

Silves · Central Algarve · Ref BF-5884 Source verified · Remax Riverview · listed 2 Jun 2026
Asking price · Freehold
$1,250,000
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
183 m²
Land
625 m²
True net yield
6.3%
≈ $11,843/mo net after costs & tax
5-yr total return (net + appreciation)
10.9% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 82 · 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: 1994
Energy: E
Condition: good

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)
$850/night
50% ($391)Brixfox estimate($850/night)200% ($1563)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$89,602
Likely range $53,761 – $125,442
Airbnb data$850/night · 60% occupancy
Rental income
$850/night · 60% occ.
$172,311
Running costs (20%)
Utilities, cleaning, maintenance
-$34,462
Income tax (10%)
Indonesian rental income tax
-$48,247
Property tax
Annual property tax
-$0
Net income
7.2% ROI
$89,602

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

6.3%

on all-in cost of $1,396,467

Scenario
Pre-tax
After-tax
Owner-managed
10.2%
9.1%
Fully-managed
7.3%
6.3%
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

12.3%

Annual Revenue

$172,311

Income Tax / yr

$15,077

Payback

16 yrs

True All-In Cost
Asking price$1,250,000
IMT — transfer tax (non-resident 7.5%)$93,750
Stamp duty (0.8%)$10,000
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,396,467

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$8.8M$6.6M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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
$1.4M
+22%
Rental Income
+$438K
Total Position
$1.8M
+60%
9.8%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$945K
Total Position
$2.6M
+130%
8.7%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$2.2M
Total Position
$4.7M
+312%
7.3%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$3.9M
Total Position
$7.7M
+565%
6.5%/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
7.2% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$782 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
625 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $782 — positioned in the top tier
Generous 625 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
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

40% occ.
6.9%
$7,238/mo
50% occ.
8.7%
$9,047/mo
60% occ.
10.4%
$10,856/mo
current
70% occ.
12.2%
$12,665/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.