House in São Bartolomeu de Messines
House in São Bartolomeu de Messines — image 2House in São Bartolomeu de Messines — image 3House in São Bartolomeu de Messines — image 4House in São Bartolomeu de Messines — image 5
Grade Bvillamid-range

House in São Bartolomeu de Messines

Silves · Central Algarve ·

€990,000

Asking Price (EUR)

0.7%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

1.1%

True Gross Yield

15%

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: €12,701/yr
Average Daily Rate: €233
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 96.2 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 57.4 / 100
Comparable Properties: 8
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+14.6% over asking

Asking price€990,000
IMT — Property transfer tax (investment schedule)€59,400
IS — Stamp duty (0.8%)€7,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,850
Total acquisition costs€83,420
Renovation (est. €55/m² × 377 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,735
(€11,310–€30,160)
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)€1.1M

Gross yield (asking price)

1.3%

True gross yield (all-in)

1.1%

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: 4
Building: 377 m²
Land: 11220 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large covered terraceprivate pool with deckextensive private grounds

Score Breakdown

ROI
8.52
Visual Appeal
12.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
1.49
Payback Speed
0
STR Suitability
3

Description

Unique Opportunity 4-Bedroom Villa with Pool in the Algarve Hills. Located in Monte Boi, Silves, this elegant property combines contemporary architecture with the natural charm of the Algarve countryside. Set on a 11,220 m² plot with traditional trees such as carob, olive and almond, it offers panoramic views and total

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in São Bartolomeu de Messines

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
377 m²
Land Plot
11220 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+4.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$186K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.7%
$648/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2009
Condition: good

Description

Unique Opportunity 4-Bedroom Villa with Pool in the Algarve Hills. Located in Monte Boi, Silves, this elegant property combines contemporary architecture with the natural charm of the Algarve countryside. Set on a 11,220 m² plot with traditional trees such as carob, olive and almond, it offers panoramic views and total

Income Breakdown

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Nightly Rate (ADR)
$341/night
50% ($157)Brixfox estimate($341/night)200% ($628)
Occupancy
15%
10%Brixfox estimate(15%)100%

Short-Term Rental

Yearly income
$7,779
Airbnb data$341/night · 15% occupancy
Rental income
$341/night · 15% occ.
$18,582
Running costs (20%)
Utilities, cleaning, maintenance
-$3,716
Income tax (10%)
Indonesian rental income tax
-$5,203
Property tax
Annual property tax
-$1,883
Net income
0.7% ROI
$7,779

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$1,076,087
IMT (transfer tax, investment schedule)$64,565
Imposto de Selo (stamp duty)$8,609
Notary & registration$1,359
Legal / due diligence$16,141
Total acquisition costs$90,674
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$22,538
($12,293–$32,783)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,230,658

Gross yield (asking)

1.7%

True gross yield (all-in)

1.5%

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.

$4.1M$3.1M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $990K
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$38K
Total Position
$1.2M
+26%
4.6%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$82K
Total Position
$1.5M
+56%
4.6%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$192K
Total Position
$2.4M
+139%
4.4%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$340K
Total Position
$3.6M
+259%
4.3%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.7% annual return
Occupancy
Weak
15% average occupancy
Nightly Rate
Strong
$314 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
11220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $314 — positioned in the top tier
Generous 11220 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 0.7% 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.
2.3%
$2,022/mo
40% occ.
3.1%
$2,749/mo
15% occ.
1.0%
$927/mo
current
25% occ.
1.8%
$1,653/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.