House in São Bartolomeu de Messines
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Grade Avillamid-range

House in São Bartolomeu de Messines

Silves · Central Algarve ·

€769,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

67%

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: €51,938/yr
Average Daily Rate: €213
Payback Period: 14.5 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 78.7 / 100
Comparable Properties: 4
Data Confidence: 52%
Search Radius: 6 km

True Investment Cost

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

€868,777

+13.0% over asking

Asking price€769,000
IMT — Property transfer tax (investment schedule)€46,140
IS — Stamp duty (0.8%)€6,152
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,535
Total acquisition costs€65,077
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€868,777

Gross yield (asking price)

6.8%

True gross yield (all-in)

6.0%

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: 3
Bathrooms: 3
Building: 250 m²
Land: 5080 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2025
Energy Certificate: Not indicated
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pergolastone wall accentswood deck around pool

Score Breakdown

ROI
18.36
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
8.5
Payback Speed
3
STR Suitability
3

Description

High-end villa set in a setting of absolute tranquillity, surrounded by nature, ideal for those seeking a true retreat offering comfort, privacy and exclusivity. With a contemporary and timeless architectural design, this property stands out for the quality of its finishes, excellent natural light and generous spaces,

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in São Bartolomeu de Messines

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
250 m²
Land Plot
5080 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 5.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$144K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$4,020/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.3 yr
Rental only

Property details

Year built: 2025
Energy: Not indicated
Condition: excellent

Description

High-end villa set in a setting of absolute tranquillity, surrounded by nature, ideal for those seeking a true retreat offering comfort, privacy and exclusivity. With a contemporary and timeless architectural design, this property stands out for the quality of its finishes, excellent natural light and generous spaces,

Income Breakdown

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Nightly Rate (ADR)
$308/night
50% ($142)Brixfox estimate($308/night)200% ($567)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$48,235
Airbnb data$308/night · 85% occupancy
Rental income
$308/night · 85% occ.
$95,572
Running costs (20%)
Utilities, cleaning, maintenance
-$19,114
Income tax (10%)
Indonesian rental income tax
-$26,760
Property tax
Annual property tax
-$1,463
Net income
5.8% ROI
$48,235

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$835,870
IMT (transfer tax, investment schedule)$50,152
Imposto de Selo (stamp duty)$6,687
Notary & registration$1,359
Legal / due diligence$12,538
Total acquisition costs$70,736
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$942,149

Gross yield (asking)

11.4%

True gross yield (all-in)

10.1%

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.

$5.3M$4.0M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $769K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$936K
+22%
Rental Income
+$236K
Total Position
$1.2M
+52%
8.8%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$509K
Total Position
$1.6M
+114%
7.9%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.2M
Total Position
$2.9M
+274%
6.8%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$2.1M
Total Position
$4.6M
+499%
6.1%/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
Good
5.8% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Strong
$283 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
5080 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 85% — consistent booking demand
Premium nightly rate of $283 — positioned in the top tier
Generous 5080 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

65% occ.
5.9%
$4,141/mo
75% occ.
6.9%
$4,797/mo
85% occ.
7.8%
$5,453/mo
current
95% occ.
8.8%
$6,109/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.