House in São Bartolomeu de Messines, Silves
House in São Bartolomeu de Messines, Silves — image 2House in São Bartolomeu de Messines, Silves — image 3House in São Bartolomeu de Messines, Silves — image 4House in São Bartolomeu de Messines, Silves — image 5
Grade Avillamid-range

House in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€575,000

Asking Price (EUR)

11.3%

True Net Yield (Owner, all-in)

7.8%

True Net Yield (Managed, all-in)

17.4%

True Gross Yield

45%

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: €120,778/yr
Average Daily Rate: €740
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 6.0 years
5-yr Capital Value: €755,541
10-yr Capital Value: €919,232
Brixfox Score: 80.5 / 100
Comparable Properties: 6
Data Confidence: 54%
Search Radius: 6 km

True Investment Cost

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

€692,505

+20.4% 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 × 530 m²)
Light touch-ups — paint, fixtures, deep clean.		€29,150
(€15,900–€42,400)
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)€692,505

Gross yield (asking price)

21.0%

True gross yield (all-in)

17.4%

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: 530 m²
Land: 7480 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue exterior wallslarge decorative terracotta pot by poolexposed wooden ceiling beamspatterned floor tilesrooftop terrace with sun loungers

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.47
Payback Speed
5
STR Suitability
3

Description

This unique property near the picturesque village of São Bartolomeu de Messines, just a few minutes from Silves, in the heart of the Algarve, is a real haven. A single-storey 4-bedroom villa in traditional Algarve style, it has been completely renovated. Upon entering the house, the spacious and bright open-plan livin

Location

📍 37.2159°N, 8.2432°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in São Bartolomeu de Messines, Silves

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

Grade A investment — short-term rental yields 14.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+18.1%
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
14.3%
$7,473/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.0 yr
Rental only

Property details

Year built: 1951
Energy: F
Condition: good

Description

This unique property near the picturesque village of São Bartolomeu de Messines, just a few minutes from Silves, in the heart of the Algarve, is a real haven. A single-storey 4-bedroom villa in traditional Algarve style, it has been completely renovated. Upon entering the house, the spacious and bright open-plan livin

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$1,070/night
50% ($492)Brixfox estimate($1,070/night)200% ($1969)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$89,680
Airbnb data$1,070/night · 45% occupancy
Rental income
$1,070/night · 45% occ.
$174,565
Running costs (20%)
Utilities, cleaning, maintenance
-$34,913
Income tax (10%)
Indonesian rental income tax
-$48,878
Property tax
Annual property tax
-$1,094
Net income
14.3% ROI
$89,680

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.		$31,685
($17,283–$46,087)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$750,549

Gross yield (asking)

27.9%

True gross yield (all-in)

23.3%

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.

$6.7M$5.0M$3.3M$1.7M$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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$700K
+22%
Rental Income
+$438K
Total Position
$1.1M
+98%
14.6%/yr
Year 10
Capital Value
$851K
+48%
Rental Income
+$946K
Total Position
$1.8M
+213%
12.1%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$2.2M
Total Position
$3.5M
+505%
9.4%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$3.9M
Total Position
$5.8M
+907%
8.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.3% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$985 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

High rental yield at 14.3% — outperforms most villas in this market
Premium nightly rate of $985 — positioned in the top tier
Generous 7480 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
12.9%
$6,745/mo
40% occ.
17.3%
$9,023/mo
45% occ.
19.4%
$10,092/mo
current
55% occ.
23.8%
$12,370/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.