Detached house in Rua Cândido dos Reis, 26, São Bartolomeu de Messines
Detached house in Rua Cândido dos Reis, 26, São Bartolomeu de Messines — image 2Detached house in Rua Cândido dos Reis, 26, São Bartolomeu de Messines — image 3Detached house in Rua Cândido dos Reis, 26, São Bartolomeu de Messines — image 4Detached house in Rua Cândido dos Reis, 26, São Bartolomeu de Messines — image 5
Grade B+villamid-range

Detached house in Rua Cândido dos Reis, 26, São Bartolomeu de Messines

Silves · Central Algarve ·

€490,000

Asking Price (EUR)

11.9%

True Net Yield (Owner, all-in)

8.3%

True Net Yield (Managed, all-in)

18.4%

True Gross Yield

64%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €107,561/yr
Average Daily Rate: €463
Payback Period: 5.6 years
5-yr Capital Value: €643,853
10-yr Capital Value: €783,345
Brixfox Score: 73.5 / 100
Comparable Properties: 7
Data Confidence: 55%
Search Radius: 10 km

True Investment Cost

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

€585,360

+19.5% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation (est. €55/m² × 332 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,260
(€9,960–€26,560)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€585,360

Gross yield (asking price)

21.9%

True gross yield (all-in)

18.4%

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: 332 m²
Land: 197 m²
Style: portuguese-traditional
Condition: good
Year Built: 2011
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with viewtraditional fireplacewooden kitchen cabinetry

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
3.94
Rental Demand
6.37
Payback Speed
5
STR Suitability
3

Description

4 bedroom villa located in the heart of the village of São Bartolomeu de Messines. This property was built in 2011 and has a construction area of 332m2, spread over 3 floors, as follows: GROUND FLOOR - Garage with automatic gate with about 120m2, with capacity for more than 4 cars; - Backyard with about 70m2 and a

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Century21 Realty Art →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua Cândido dos Reis, 26, São Bartolomeu de Messines

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

Grade B+ investment — short-term rental yields 15.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+19.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$92K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.3%
$6,785/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
6.5 yr
Rental only

Property details

Year built: 2011
Energy: B-
Condition: good

Description

4 bedroom villa located in the heart of the village of São Bartolomeu de Messines. This property was built in 2011 and has a construction area of 332m2, spread over 3 floors, as follows: GROUND FLOOR - Garage with automatic gate with about 120m2, with capacity for more than 4 cars; - Backyard with about 70m2 and a

Income Breakdown

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Nightly Rate (ADR)
$681/night
50% ($313)Brixfox estimate($681/night)200% ($1254)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$81,421
Airbnb data$681/night · 64% occupancy
Rental income
$681/night · 64% occ.
$158,372
Running costs (20%)
Utilities, cleaning, maintenance
-$31,674
Income tax (10%)
Indonesian rental income tax
-$44,344
Property tax
Annual property tax
-$932
Net income
15.3% ROI
$81,421

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$532,609
IMT (transfer tax, investment schedule)$29,380
Imposto de Selo (stamp duty)$4,261
Notary & registration$1,359
Legal / due diligence$7,989
Total acquisition costs$42,989
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$19,848
($10,826–$28,870)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$634,087

Gross yield (asking)

29.7%

True gross yield (all-in)

25.0%

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.

$5.9M$4.4M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$596K
+22%
Rental Income
+$398K
Total Position
$994K
+103%
15.2%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$859K
Total Position
$1.6M
+223%
12.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$2.0M
Total Position
$3.1M
+530%
9.6%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$3.6M
Total Position
$5.2M
+952%
8.2%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.3% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$627 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
197 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 15.3% — outperforms most villas in this market
Premium nightly rate of $627 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 197 m² — limited expansion potential

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

44% occ.
14.1%
$6,259/mo
54% occ.
17.4%
$7,710/mo
64% occ.
20.6%
$9,161/mo
current
74% occ.
23.9%
$10,611/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.