Detached house in São Bartolomeu de Messines
Detached house in São Bartolomeu de Messines — image 2Detached house in São Bartolomeu de Messines — image 3Detached house in São Bartolomeu de Messines — image 4Detached house in São Bartolomeu de Messines — image 5
Grade B+villamid-range

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€575,000

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

44%

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: €45,217/yr
Average Daily Rate: €282
Payback Period: 15.9 years
5-yr Capital Value: €755,541
10-yr Capital Value: €919,232
Brixfox Score: 72.8 / 100
Comparable Properties: 4
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€676,555

+17.7% over asking

Asking price€575,000
IMT — Property transfer tax (investment schedule)€33,830
IS — Stamp duty (0.8%)€4,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,625
Total acquisition costs€48,305
Renovation (est. €55/m² × 240 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,200
(€7,200–€19,200)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€676,555

Gross yield (asking price)

7.9%

True gross yield (all-in)

6.7%

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: 4
Bathrooms: 3
Building: 240 m²
Land: 7480 m²
Style: portuguese-traditional
Condition: good
Year Built: 1950
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vibrant blue exterior paintpatterned outdoor tilingexposed wooden ceiling beamsstone accent wall

Score Breakdown

ROI
17.45
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.39
Payback Speed
3
STR Suitability
3

Description

Algarvian style single storey villa, fully renovated, situated in the countryside just 18 km from Albufeira, Algarve. The property has a large flat plot of 7,480 m², swimming pool, decorative tank and native flora of the region. The interior of the villa consists of 4 bedrooms, one of them en suite, 3 bathrooms, open

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Rede Real Albufeira →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in São Bartolomeu de Messines

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
240 m²
Land Plot
7480 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$108K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$2,740/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
19.0 yr
Rental only

Property details

Year built: 1950
Energy: F
Condition: good

Description

Algarvian style single storey villa, fully renovated, situated in the countryside just 18 km from Albufeira, Algarve. The property has a large flat plot of 7,480 m², swimming pool, decorative tank and native flora of the region. The interior of the villa consists of 4 bedrooms, one of them en suite, 3 bathrooms, open

Income Breakdown

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Nightly Rate (ADR)
$407/night
50% ($187)Brixfox estimate($407/night)200% ($750)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$32,880
Airbnb data$407/night · 44% occupancy
Rental income
$407/night · 44% occ.
$65,334
Running costs (20%)
Utilities, cleaning, maintenance
-$13,067
Income tax (10%)
Indonesian rental income tax
-$18,293
Property tax
Annual property tax
-$1,094
Net income
5.3% ROI
$32,880

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$625,000
IMT (transfer tax, investment schedule)$36,772
Imposto de Selo (stamp duty)$5,000
Notary & registration$1,359
Legal / due diligence$9,375
Total acquisition costs$52,505
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,348
($7,826–$20,870)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$733,212

Gross yield (asking)

10.5%

True gross yield (all-in)

8.9%

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.

$3.8M$2.8M$1.9M$950K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $575K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$700K
+22%
Rental Income
+$161K
Total Position
$860K
+50%
8.4%/yr
Year 10
Capital Value
$851K
+48%
Rental Income
+$347K
Total Position
$1.2M
+108%
7.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$813K
Total Position
$2.1M
+260%
6.6%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.4M
Total Position
$3.3M
+475%
6.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.3% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$375 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
7480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $375 — 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
Occupancy at 44% — factor in seasonal gaps

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

30% occ.
4.8%
$2,511/mo
40% occ.
6.5%
$3,378/mo
44% occ.
7.1%
$3,720/mo
current
54% occ.
8.8%
$4,587/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.