Quinta in São Bartolomeu de Messines
Quinta in São Bartolomeu de Messines — image 2Quinta in São Bartolomeu de Messines — image 3Quinta in São Bartolomeu de Messines — image 4Quinta in São Bartolomeu de Messines — image 5
Grade B+villamid-range

Quinta in São Bartolomeu de Messines

Silves · Central Algarve ·

€680,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €36,150/yr
Average Daily Rate: €257
Payback Period: 23.5 years
5-yr Capital Value: €893,510
10-yr Capital Value: €1.1M
Brixfox Score: 65.2 / 100
Comparable Properties: 14
Data Confidence: 68%
Search Radius: 10 km

True Investment Cost

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

€764,690

+12.5% over asking

Asking price€680,000
IMT — Property transfer tax (investment schedule)€40,800
IS — Stamp duty (0.8%)€5,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,200
Total acquisition costs€57,690
Renovation (est. €55/m² × 100 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,500
(€3,000–€8,000)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,500
All-in investment (incl. renovation & furnishing)€764,690

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.7%

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: 1
Bathrooms: 1
Building: 100 m²
Land: 57440 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced landscapetraditional red tile roofoutdoor dining area with umbrella

Score Breakdown

ROI
14.33
Visual Appeal
10.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.86
Payback Speed
1
STR Suitability
3

Description

We present an Olive Oil Production Estate for sale in São Bartolomeu de Messines, a picturesque village in the Algarve, known for the natural beauty and rich rural culture of the region. The property has direct access via a paved road and easy connection to the public water network. Infrastructure includes a machine r

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on BUYME Property →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Quinta in São Bartolomeu de Messines

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
100 m²
Land Plot
57440 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$128K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$2,156/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.6 yr
Rental only

Property details

Energy: E
Condition: good

Description

We present an Olive Oil Production Estate for sale in São Bartolomeu de Messines, a picturesque village in the Algarve, known for the natural beauty and rich rural culture of the region. The property has direct access via a paved road and easy connection to the public water network. Infrastructure includes a machine r

Income Breakdown

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Nightly Rate (ADR)
$371/night
50% ($171)Brixfox estimate($371/night)200% ($682)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$25,868
Airbnb data$371/night · 39% occupancy
Rental income
$371/night · 39% occ.
$52,234
Running costs (20%)
Utilities, cleaning, maintenance
-$10,447
Income tax (10%)
Indonesian rental income tax
-$14,625
Property tax
Annual property tax
-$1,293
Net income
3.5% ROI
$25,868

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$739,130
IMT (transfer tax, investment schedule)$44,348
Imposto de Selo (stamp duty)$5,913
Notary & registration$1,359
Legal / due diligence$11,087
Total acquisition costs$62,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,978
($3,261–$8,696)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$829,011

Gross yield (asking)

7.1%

True gross yield (all-in)

6.3%

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.

$3.8M$2.9M$1.9M$960K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $680K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$827K
+22%
Rental Income
+$126K
Total Position
$954K
+40%
7.0%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$273K
Total Position
$1.3M
+88%
6.5%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$639K
Total Position
$2.1M
+213%
5.9%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.1M
Total Position
$3.3M
+391%
5.4%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$341 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
57440 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $341 — positioned in the top tier
Generous 57440 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 3.5% is near 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%
$2,261/mo
40% occ.
5.0%
$3,051/mo
39% occ.
4.8%
$2,939/mo
current
49% occ.
6.1%
$3,729/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.