Detached house in Rua Luís de Camões Nn, São Bartolomeu de Messines
Detached house in Rua Luís de Camões Nn, São Bartolomeu de Messines — image 2Detached house in Rua Luís de Camões Nn, São Bartolomeu de Messines — image 3Detached house in Rua Luís de Camões Nn, São Bartolomeu de Messines — image 4Detached house in Rua Luís de Camões Nn, São Bartolomeu de Messines — image 5
Grade B+villamid-range

Detached house in Rua Luís de Camões Nn, São Bartolomeu de Messines

Silves · Central Algarve ·

€985,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

22%

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: €66,914/yr
Average Daily Rate: €818
Payback Period: 18.4 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 68.6 / 100
Comparable Properties: 8
Data Confidence: 60%
Search Radius: 15 km

True Investment Cost

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

€1.1M

+13.6% over asking

Asking price€985,000
IMT — Property transfer tax (investment schedule)€59,100
IS — Stamp duty (0.8%)€7,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,775
Total acquisition costs€83,005
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,750
All-in investment (incl. renovation & furnishing)€1.1M

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: 6
Bathrooms: 6
Building: 417 m²
Land: 1057 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1951
Energy Certificate: F
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone courtyardpergola dining areaoutdoor BBQ areapoolside lounge areatraditional white washed walls

Score Breakdown

ROI
16.15
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
11.38
Rental Demand
2.24
Payback Speed
2
STR Suitability
3

Description

A beautiful newly renovated property that has all the modern conveniences whilst retaining many charming features of a bygone age. A property of distinction that would serve as a large family home, a business opportunity for rural tourism or even a retreat. Located in a pretty village of Amorosa (which translates as l

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Casas do Barlavento →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua Luís de Camões Nn, São Bartolomeu de Messines

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
417 m²
Land Plot
1057 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$185K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$4,037/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.1 yr
Rental only

Property details

Year built: 1951
Energy: F
Condition: excellent

Description

A beautiful newly renovated property that has all the modern conveniences whilst retaining many charming features of a bygone age. A property of distinction that would serve as a large family home, a business opportunity for rural tourism or even a retreat. Located in a pretty village of Amorosa (which translates as l

Income Breakdown

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Nightly Rate (ADR)
$1,183/night
50% ($544)Brixfox estimate($1,183/night)200% ($2177)
Occupancy
22%
10%Brixfox estimate(22%)100%

Short-Term Rental

Yearly income
$48,438
Airbnb data$1,183/night · 22% occupancy
Rental income
$1,183/night · 22% occ.
$96,753
Running costs (20%)
Utilities, cleaning, maintenance
-$19,351
Income tax (10%)
Indonesian rental income tax
-$27,091
Property tax
Annual property tax
-$1,874
Net income
4.5% ROI
$48,438

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$1,070,652
IMT (transfer tax, investment schedule)$64,239
Imposto de Selo (stamp duty)$8,565
Notary & registration$1,359
Legal / due diligence$16,060
Total acquisition costs$90,223
RenovationMove-in ready
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$52,989
All-in investment$1,213,864

Gross yield (asking)

9.0%

True gross yield (all-in)

8.0%

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.

$6.1M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $985K
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 18: 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
$1.2M
+22%
Rental Income
+$237K
Total Position
$1.4M
+46%
7.8%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$511K
Total Position
$2.0M
+100%
7.2%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.2M
Total Position
$3.4M
+241%
6.3%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.1M
Total Position
$5.3M
+440%
5.8%/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
4.5% annual return
Occupancy
Weak
22% average occupancy
Nightly Rate
Strong
$1089 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1057 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1089 — positioned in the top tier
Generous 1057 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 4.5% 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.
8.3%
$7,402/mo
40% occ.
11.1%
$9,922/mo
22% occ.
6.2%
$5,488/mo
current
32% occ.
9.0%
$8,007/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.