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

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€475,000

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.8%

True Gross Yield

15%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 15% 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: €9,970/yr
Average Daily Rate: €178
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 58.9 years
5-yr Capital Value: €624,143
10-yr Capital Value: €759,365
Brixfox Score: 57.4 / 100
Comparable Properties: 4
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€554,720

+16.8% over asking

Asking price€475,000
IMT — Property transfer tax (investment schedule)€25,830
IS — Stamp duty (0.8%)€3,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,125
Total acquisition costs€38,005
Renovation (est. €55/m² × 173 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,515
(€5,190–€13,840)
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)€554,720

Gross yield (asking price)

2.1%

True gross yield (all-in)

1.8%

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: 2
Building: 173 m²
Land: 1238 m²
Style: portuguese-traditional
Condition: good
Year Built: 1950
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate balcony railingcovered patio with traditional columnswagon wheel decor

Score Breakdown

ROI
9.44
Visual Appeal
11.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
1.54
Payback Speed
0
STR Suitability
3

Description

For sale 3 bedroom renovated villa in Silves 2 storey detached villa on fully fenced and gated plot of 1,238. 7m2, surrounded by mature gardens and terraces only a 5 minute drive from the town of Messines and a 10 minute drive to Silves. The property has been extensively renovated and has a constructed area of 172.7m

Location

📍 37.2294°N, 8.3433°W

· Silves, Algarve, Portugal

View on Sampson Property - Sociedade de Mediação Imobiliária, Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in São Bartolomeu de Messines, Silves

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
173 m²
Land Plot
1238 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.3% 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
+5.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$89K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$556/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
77.4 yr
Rental only

Property details

Year built: 1950
Energy: E
Condition: good

Description

For sale 3 bedroom renovated villa in Silves 2 storey detached villa on fully fenced and gated plot of 1,238. 7m2, surrounded by mature gardens and terraces only a 5 minute drive from the town of Messines and a 10 minute drive to Silves. The property has been extensively renovated and has a constructed area of 172.7m

Income Breakdown

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Nightly Rate (ADR)
$260/night
50% ($119)Brixfox estimate($260/night)200% ($478)
Occupancy
15%
10%Brixfox estimate(15%)100%

Short-Term Rental

Yearly income
$6,673
Airbnb data$260/night · 15% occupancy
Rental income
$260/night · 15% occ.
$14,571
Running costs (20%)
Utilities, cleaning, maintenance
-$2,914
Income tax (10%)
Indonesian rental income tax
-$4,080
Property tax
Annual property tax
-$904
Net income
1.3% ROI
$6,673

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$516,304
IMT (transfer tax, investment schedule)$28,076
Imposto de Selo (stamp duty)$4,130
Notary & registration$1,359
Legal / due diligence$7,745
Total acquisition costs$41,310
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,342
($5,641–$15,043)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$600,783

Gross yield (asking)

2.8%

True gross yield (all-in)

2.4%

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.

$2.1M$1.6M$1.1M$527K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $475K
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$578K
+22%
Rental Income
+$33K
Total Position
$611K
+29%
5.1%/yr
Year 10
Capital Value
$703K
+48%
Rental Income
+$70K
Total Position
$773K
+63%
5.0%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$165K
Total Position
$1.2M
+154%
4.8%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$292K
Total Position
$1.8M
+286%
4.6%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.3% annual return
Occupancy
Weak
15% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1238 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $239 — positioned in the top tier
Generous 1238 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 1.3% 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.
3.7%
$1,583/mo
40% occ.
5.0%
$2,135/mo
15% occ.
1.8%
$775/mo
current
25% occ.
3.1%
$1,327/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.