Semi-detached house in Urbanização Barrada de Messines, São Bartolomeu de Messines
Semi-detached house in Urbanização Barrada de Messines, São Bartolomeu de Messines — image 2Semi-detached house in Urbanização Barrada de Messines, São Bartolomeu de Messines — image 3Semi-detached house in Urbanização Barrada de Messines, São Bartolomeu de Messines — image 4Semi-detached house in Urbanização Barrada de Messines, São Bartolomeu de Messines — image 5
Grade B+villabudget

Semi-detached house in Urbanização Barrada de Messines, São Bartolomeu de Messines

Silves · Central Algarve ·

€120,000

Asking Price (EUR)

6.7%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.4%

True Gross Yield

31%

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: €31,310/yr
Average Daily Rate: €278
-12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 4.7 years
5-yr Capital Value: €157,678
10-yr Capital Value: €191,840
Brixfox Score: 72.4 / 100
Comparable Properties: 6
Data Confidence: 53%
Search Radius: 10 km

True Investment Cost

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

€302,141

+151.8% over asking

Asking price€120,000
IMT — Property transfer tax (investment schedule)€1,381
IS — Stamp duty (0.8%)€960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,800
Total acquisition costs€5,391
Renovation (est. €900/m² × 168 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€151,200
(€117,600–€184,800)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€302,141

Gross yield (asking price)

26.1%

True gross yield (all-in)

10.4%

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: 1
Building: 168 m²
Land: 330 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roofrustic exteriorrural setting

Score Breakdown

ROI
25
Visual Appeal
8.2
Ownership Security
13
Location
7.2
Land & Space
7.9
Rental Demand
3.08
Payback Speed
5
STR Suitability
3

Description

Property built prior to 1951, with certificate of exemption from usage license, presenting excellent rehabilitation potential. Existing structure with defined volumetry. The 3D image presented corresponds to an illustrative proposal of possible rehabilitation. Property with 168 m² of gross construction area, set on a

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Century21 Realty Art →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Semi-detached house in Urbanização Barrada de Messines, São Bartolomeu de Messines

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
168 m²
Land Plot
330 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 18.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+21.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$23K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.1%
$1,968/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.5 yr
Rental only

Property details

Year built: 1951
Energy: Exempt
Condition: needs-renovation

Description

Property built prior to 1951, with certificate of exemption from usage license, presenting excellent rehabilitation potential. Existing structure with defined volumetry. The 3D image presented corresponds to an illustrative proposal of possible rehabilitation. Property with 168 m² of gross construction area, set on a

Income Breakdown

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Nightly Rate (ADR)
$408/night
50% ($188)Brixfox estimate($408/night)200% ($750)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$23,617
Airbnb data$408/night · 31% occupancy
Rental income
$408/night · 31% occ.
$45,855
Running costs (20%)
Utilities, cleaning, maintenance
-$9,171
Income tax (10%)
Indonesian rental income tax
-$12,840
Property tax
Annual property tax
-$228
Net income
18.1% ROI
$23,617

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$130,435
IMT (transfer tax, investment schedule)$1,501
Imposto de Selo (stamp duty)$1,043
Notary & registration$1,359
Legal / due diligence$1,957
Total acquisition costs$5,860
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$164,348
($127,826–$200,870)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$326,240

Gross yield (asking)

35.2%

True gross yield (all-in)

14.1%

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.

$1.6M$1.2M$818K$409K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $120K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$146K
+22%
Rental Income
+$115K
Total Position
$261K
+118%
16.8%/yr
Year 10
Capital Value
$178K
+48%
Rental Income
+$249K
Total Position
$427K
+256%
13.5%/yr
Year 20
Capital Value
$263K
+119%
Rental Income
+$584K
Total Position
$847K
+606%
10.3%/yr
Year 30
Capital Value
$389K
+224%
Rental Income
+$1.0M
Total Position
$1.4M
+1086%
8.6%/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
Strong
18.1% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$375 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Good
330 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 18.1% — outperforms most villas in this market
Premium nightly rate of $375 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 31% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
23.8%
$2,586/mo
current
40% occ.
31.8%
$3,454/mo
31% occ.
24.4%
$2,656/mo
current
41% occ.
32.4%
$3,524/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.