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 B+villamid-range

House in São Bartolomeu de Messines

Silves · Central Algarve ·

€595,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

43%

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: €34,540/yr
Average Daily Rate: €221
Payback Period: 21.3 years
5-yr Capital Value: €781,821
10-yr Capital Value: €951,205
Brixfox Score: 65.3 / 100
Comparable Properties: 4
Data Confidence: 57%
Search Radius: 6 km

True Investment Cost

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

€691,990

+16.3% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation (est. €55/m² × 165 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,075
(€4,950–€13,200)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€691,990

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.0%

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: 3
Building: 165 m²
Land: 7480 m²
Style: portuguese-traditional
Condition: good
Year Built: 1970
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

patterned outdoor tilingexposed wooden ceiling beamsblue exterior paint

Score Breakdown

ROI
15.02
Visual Appeal
9.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.29
Payback Speed
1
STR Suitability
3

Description

Fully refurbished 4 bedroom villa with swimming pool and plot of 7,480 sq m Monte Branco, near São Bartolomeu de Messines We present this magnificent 4 bedroom villa, recently refurbished with quality materials, located in the quiet area of Monte Branco, just a few minutes from São Bartolomeu de Messines, where you ca

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
3 Baths
Built Area
165 m²
Land Plot
7480 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.9% 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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$112K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$2,095/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
25.7 yr
Rental only

Property details

Year built: 1970
Energy: F
Condition: good

Description

Fully refurbished 4 bedroom villa with swimming pool and plot of 7,480 sq m Monte Branco, near São Bartolomeu de Messines We present this magnificent 4 bedroom villa, recently refurbished with quality materials, located in the quiet area of Monte Branco, just a few minutes from São Bartolomeu de Messines, where you ca

Income Breakdown

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Nightly Rate (ADR)
$323/night
50% ($149)Brixfox estimate($323/night)200% ($594)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$25,142
Airbnb data$323/night · 43% occupancy
Rental income
$323/night · 43% occ.
$50,526
Running costs (20%)
Utilities, cleaning, maintenance
-$10,105
Income tax (10%)
Indonesian rental income tax
-$14,147
Property tax
Annual property tax
-$1,132
Net income
3.9% ROI
$25,142

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$646,739
IMT (transfer tax, investment schedule)$38,511
Imposto de Selo (stamp duty)$5,174
Notary & registration$1,359
Legal / due diligence$9,701
Total acquisition costs$54,745
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,864
($5,380–$14,348)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$749,989

Gross yield (asking)

7.8%

True gross yield (all-in)

6.7%

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.

$3.5M$2.6M$1.7M$871K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$724K
+22%
Rental Income
+$123K
Total Position
$847K
+42%
7.3%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$265K
Total Position
$1.1M
+93%
6.8%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$622K
Total Position
$1.9M
+224%
6.0%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.1M
Total Position
$3.0M
+409%
5.6%/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
Average
3.9% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$297 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
7480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $297 — positioned in the top tier
Generous 7480 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 3.9% 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%
$1,968/mo
40% occ.
4.9%
$2,655/mo
43% occ.
5.3%
$2,853/mo
current
53% occ.
6.6%
$3,541/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.