Detached house, Em124, Nn, São Bartolomeu de Messines, Silves
Detached house, Em124, Nn, São Bartolomeu de Messines, Silves — image 2Detached house, Em124, Nn, São Bartolomeu de Messines, Silves — image 3Detached house, Em124, Nn, São Bartolomeu de Messines, Silves — image 4Detached house, Em124, Nn, São Bartolomeu de Messines, Silves — image 5
Grade Bvillamid-range

Detached house, Em124, Nn, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€499,000

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.5%

True Gross Yield

17%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €14,438/yr
Average Daily Rate: €229
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 43.1 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 60 / 100
Comparable Properties: 8
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€583,832

+17.0% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €55/m² × 221 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,155
(€6,630–€17,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€583,832

Gross yield (asking price)

2.9%

True gross yield (all-in)

2.5%

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: 3
Bathrooms: 3
Building: 221 m²
Land: 7380 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

patterned floor tiles in kitchenblue exterior with white trimcovered outdoor patio with seatingstone paved pathwaysrustic outdoor dining area

Score Breakdown

ROI
10.31
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
1.73
Payback Speed
0
STR Suitability
3

Description

Excellent single-story house, totally renovated, combining traditional with modern, elegant and functional design. Composed of three bedrooms with private bathrooms, a fully equipped open-plan kitchen to the living and dining room, ideal for family moments. For greater comfort in both winter and summer, this house has

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Fastighetsbyrån Lagos, Algarve →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, Em124, Nn, São Bartolomeu de Messines, Silves

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
221 m²
Land Plot
7380 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$94K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.8%
$828/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
54.6 yr
Rental only

Property details

Energy: C
Condition: good

Description

Excellent single-story house, totally renovated, combining traditional with modern, elegant and functional design. Composed of three bedrooms with private bathrooms, a fully equipped open-plan kitchen to the living and dining room, ideal for family moments. For greater comfort in both winter and summer, this house has

Income Breakdown

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Nightly Rate (ADR)
$331/night
50% ($152)Brixfox estimate($331/night)200% ($610)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$9,930
Airbnb data$331/night · 17% occupancy
Rental income
$331/night · 17% occ.
$20,922
Running costs (20%)
Utilities, cleaning, maintenance
-$4,184
Income tax (10%)
Indonesian rental income tax
-$5,858
Property tax
Annual property tax
-$949
Net income
1.8% ROI
$9,930

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$542,391
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal / due diligence$8,136
Total acquisition costs$43,997
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,212
($7,207–$19,217)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$632,426

Gross yield (asking)

3.9%

True gross yield (all-in)

3.3%

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.

$2.4M$1.8M$1.2M$590K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $499K
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$607K
+22%
Rental Income
+$49K
Total Position
$656K
+31%
5.6%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$105K
Total Position
$843K
+69%
5.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$245K
Total Position
$1.3M
+168%
5.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$435K
Total Position
$2.1M
+311%
4.8%/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
1.8% annual return
Occupancy
Weak
17% average occupancy
Nightly Rate
Strong
$305 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
7380 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $305 — positioned in the top tier
Generous 7380 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 1.8% 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.
4.5%
$2,037/mo
40% occ.
6.1%
$2,743/mo
17% occ.
2.5%
$1,141/mo
current
27% occ.
4.1%
$1,847/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.