T5 flat in Armação de Pêra, Silves
Silves · Central Algarve ·
€560,000
Asking Price (EUR)
8.5%
True Net Yield (Owner, all-in)
5.9%
True Net Yield (Managed, all-in)
13.0%
True Gross Yield
66%
Occupancy
Projections — conservative (data maturing)
Our Airbnb calendar dataset started 0.9 months ago and is currently at 7% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.72, occupancy cap 66%) that auto-fades to full fidelity by April 2027.
True Investment Cost
Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.
€833,460
+48.8% over asking
| Asking price | €560,000 |
| IMT — Property transfer tax (investment schedule) | €32,630 |
| IS — Stamp duty (0.8%) | €4,480 |
| Notary (escritura) | €1,000 |
| Property registry | €250 |
| Legal fees (~1.5%) | €8,400 |
| Total acquisition costs | €46,760 |
| Renovation (est. €900/m² × 222 m²) Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes. | €199,800 (€155,400–€244,200) |
| Furnishing & STR launch (5bd × €2500 base, budget tier) Furniture, appliances, electronics, linens, AL licence setup, launch photography. | €26,900 |
| All-in investment (incl. renovation & furnishing) | €833,460 |
Gross yield (asking price)
19.4%
True gross yield (all-in)
13.0%
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.
AL Licence Status Unconfirmed
AL licence status unconfirmed — verify before purchase
Score Breakdown
Description
5-Bedroom Duplex Apartment with Patio, in Armação de Pera, ALGARVE Main Features: - 5-Bedroom Apartment - Duplex Apartment - Parking - Patio (412.80 m2) Areas (acording to the registration) - Private gross area: 162.00 m2 - Dependent gross area: 60.00 m2 - Area of the integral lot: 412.80 m2 Points of Interest: - 20
Location
📍 37.1132°N, 8.3552°W
· Silves, Algarve, Portugal