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 ·

€399,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €17,230/yr
Average Daily Rate: €87
Payback Period: 28.7 years
5-yr Capital Value: €524,280
10-yr Capital Value: €637,867
Brixfox Score: 60.7 / 100
Comparable Properties: 3
Data Confidence: 54%
Search Radius: 10 km

True Investment Cost

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

€462,352

+15.9% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation (est. €55/m² × 115 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,325
(€3,450–€9,200)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€462,352

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.7%

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: 2
Bathrooms: 2
Building: 115 m²
Land: 6920 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional stone oven/storage structure

Score Breakdown

ROI
11.95
Visual Appeal
8.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.4
Payback Speed
0
STR Suitability
3

Description

Your New Farmhouse in Messines - Where Old-World Charm Meets Future Serenity Imagine waking up to the gentle sound of the breeze sweeping across 6,920 m² of pure nature. Where the horizon is painted by the Algarve barrocal and the only commitment on your agenda is deciding where to plant your next orchard. Welcome to a

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in São Bartolomeu de Messines, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
115 m²
Land Plot
6920 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$75K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$1,025/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.3 yr
Rental only

Property details

Year built: 1951
Energy: Exempt
Condition: good

Description

Your New Farmhouse in Messines - Where Old-World Charm Meets Future Serenity Imagine waking up to the gentle sound of the breeze sweeping across 6,920 m² of pure nature. Where the horizon is painted by the Algarve barrocal and the only commitment on your agenda is deciding where to plant your next orchard. Welcome to a

Income Breakdown

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Nightly Rate (ADR)
$127/night
50% ($59)Brixfox estimate($127/night)200% ($234)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$12,295
Airbnb data$127/night · 54% occupancy
Rental income
$127/night · 54% occ.
$25,103
Running costs (20%)
Utilities, cleaning, maintenance
-$5,021
Income tax (10%)
Indonesian rental income tax
-$7,029
Property tax
Annual property tax
-$759
Net income
2.8% ROI
$12,295

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,875
($3,750–$10,000)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$500,383

Gross yield (asking)

5.8%

True gross yield (all-in)

5.0%

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 30Paid back2x ReturnToday: $399K
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 25: 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
$485K
+22%
Rental Income
+$60K
Total Position
$545K
+37%
6.5%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$130K
Total Position
$720K
+81%
6.1%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$304K
Total Position
$1.2M
+195%
5.6%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$538K
Total Position
$1.8M
+359%
5.2%/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
Weak
2.8% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Average
$117 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
6920 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 6920 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 2.8% 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

34% occ.
2.4%
$859/mo
44% occ.
3.1%
$1,130/mo
54% occ.
3.9%
$1,401/mo
current
64% occ.
4.6%
$1,672/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.