Detached house in Monte Boi, São Bartolomeu de Messines
Detached house in Monte Boi, São Bartolomeu de Messines — image 2Detached house in Monte Boi, São Bartolomeu de Messines — image 3Detached house in Monte Boi, São Bartolomeu de Messines — image 4Detached house in Monte Boi, São Bartolomeu de Messines — image 5
Grade Bvillabudget

Detached house in Monte Boi, São Bartolomeu de Messines

Silves · Central Algarve ·

€295,000

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.9%

True Gross Yield

27%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €10,652/yr
Average Daily Rate: €108
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 34.2 years
5-yr Capital Value: €387,626
10-yr Capital Value: €471,606
Brixfox Score: 55.1 / 100
Comparable Properties: 6
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€564,832

+91.5% over asking

Asking price€295,000
IMT — Property transfer tax (investment schedule)€11,647
IS — Stamp duty (0.8%)€2,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,425
Total acquisition costs€19,682
Renovation (est. €900/m² × 257 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€231,300
(€179,900–€282,700)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€564,832

Gross yield (asking price)

3.6%

True gross yield (all-in)

1.9%

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: 2
Bathrooms: 1
Building: 257 m²
Land: 1100 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: NaN
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.16
Visual Appeal
6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.7
Payback Speed
0
STR Suitability
3

Description

Property identification: ZMPT578765 This house is located in a privileged location, ideal for those who want to enjoy the mild climate of the Algarve and the tranquility of the region. Located in Monte Boi, parish of Messines, the property is just 5 minutes from local amenities and 15 minutes from the beaches. The hou

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on ZOME Albufeira →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Monte Boi, São Bartolomeu de Messines

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
257 m²
Land Plot
1100 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$55K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$628/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
42.5 yr
Rental only

Property details

Year built: NaN
Condition: needs-renovation

Description

Property identification: ZMPT578765 This house is located in a privileged location, ideal for those who want to enjoy the mild climate of the Algarve and the tranquility of the region. Located in Monte Boi, parish of Messines, the property is just 5 minutes from local amenities and 15 minutes from the beaches. The hou

Income Breakdown

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Nightly Rate (ADR)
$158/night
50% ($73)Brixfox estimate($158/night)200% ($291)
Occupancy
27%
10%Brixfox estimate(27%)100%

Short-Term Rental

Yearly income
$7,542
Airbnb data$158/night · 27% occupancy
Rental income
$158/night · 27% occ.
$15,583
Running costs (20%)
Utilities, cleaning, maintenance
-$3,117
Income tax (10%)
Indonesian rental income tax
-$4,363
Property tax
Annual property tax
-$561
Net income
2.4% ROI
$7,542

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$320,652
IMT (transfer tax, investment schedule)$12,660
Imposto de Selo (stamp duty)$2,565
Notary & registration$1,359
Legal / due diligence$4,810
Total acquisition costs$21,393
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$251,413
($195,543–$307,283)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$611,774

Gross yield (asking)

4.9%

True gross yield (all-in)

2.5%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.5M$1.1M$740K$370K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $295K
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$359K
+22%
Rental Income
+$37K
Total Position
$396K
+34%
6.1%/yr
Year 10
Capital Value
$437K
+48%
Rental Income
+$80K
Total Position
$516K
+75%
5.8%/yr
Year 20
Capital Value
$646K
+119%
Rental Income
+$186K
Total Position
$833K
+182%
5.3%/yr
Year 30
Capital Value
$957K
+224%
Rental Income
+$330K
Total Position
$1.3M
+336%
5.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.4% annual return
Occupancy
Weak
27% average occupancy
Nightly Rate
Good
$146 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
1100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 1100 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
Yield of 2.4% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.6%
$964/mo
40% occ.
4.9%
$1,301/mo
27% occ.
3.2%
$862/mo
current
37% occ.
4.5%
$1,199/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.