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

Quinta in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€635,000

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €19,400/yr
Average Daily Rate: €89
Payback Period: 40.6 years
5-yr Capital Value: €834,381
10-yr Capital Value: €1.0M
Brixfox Score: 61.7 / 100
Comparable Properties: 6
Data Confidence: 53%
Search Radius: 10 km

True Investment Cost

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

€742,355

+16.9% over asking

Asking price€635,000
IMT — Property transfer tax (investment schedule)€38,100
IS — Stamp duty (0.8%)€5,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,525
Total acquisition costs€53,955
Renovation (est. €55/m² × 340 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,700
(€10,200–€27,200)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€742,355

Gross yield (asking price)

3.1%

True gross yield (all-in)

2.6%

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: 3
Bathrooms: 1
Building: 340 m²
Land: 6800 m²
Style: portuguese-traditional
Condition: good
Year Built: 1985
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private plotoutdoor pool areacovered outdoor parking/storage

Score Breakdown

ROI
10.51
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.94
Payback Speed
0
STR Suitability
3

Description

Renovated Country Estate with Pool | 6,800 m² Plot | Near Funcho Dam Beautiful renovated country estate with over 300 m² of built area, set on a fully fenced 6,800 m² plot, located in a quiet and peaceful area near the Funcho Dam, just 4 km from São Bartolomeu de Messines. The main house features: 3 bedrooms, including

Location

📍 37.2700°N, 8.3118°W

· Silves, Algarve, Portugal

View on Arabiscos, Mediação Imobiliária Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Quinta in São Bartolomeu de Messines, Silves

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
340 m²
Land Plot
6800 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$119K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$1,122/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
51.3 yr
Rental only

Property details

Year built: 1985
Energy: E
Condition: good

Description

Renovated Country Estate with Pool | 6,800 m² Plot | Near Funcho Dam Beautiful renovated country estate with over 300 m² of built area, set on a fully fenced 6,800 m² plot, located in a quiet and peaceful area near the Funcho Dam, just 4 km from São Bartolomeu de Messines. The main house features: 3 bedrooms, including

Income Breakdown

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Nightly Rate (ADR)
$130/night
50% ($60)Brixfox estimate($130/night)200% ($239)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$13,461
Airbnb data$130/night · 59% occupancy
Rental income
$130/night · 59% occ.
$28,209
Running costs (20%)
Utilities, cleaning, maintenance
-$5,642
Income tax (10%)
Indonesian rental income tax
-$7,898
Property tax
Annual property tax
-$1,208
Net income
2.0% ROI
$13,461

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$690,217
IMT (transfer tax, investment schedule)$41,413
Imposto de Selo (stamp duty)$5,522
Notary & registration$1,359
Legal / due diligence$10,353
Total acquisition costs$58,647
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$20,326
($11,087–$29,565)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$804,734

Gross yield (asking)

4.1%

True gross yield (all-in)

3.5%

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.

$3.0M$2.3M$1.5M$762K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $635K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$773K
+22%
Rental Income
+$66K
Total Position
$838K
+32%
5.7%/yr
Year 10
Capital Value
$940K
+48%
Rental Income
+$142K
Total Position
$1.1M
+70%
5.5%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$333K
Total Position
$1.7M
+172%
5.1%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$589K
Total Position
$2.6M
+317%
4.9%/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
2.0% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Average
$120 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
6800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 6800 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 2.0% 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

39% occ.
1.7%
$991/mo
49% occ.
2.2%
$1,268/mo
59% occ.
2.7%
$1,545/mo
current
69% occ.
3.2%
$1,822/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.