Semi-detached house in Rua de Portela, 1, São Bartolomeu de Messines
Semi-detached house in Rua de Portela, 1, São Bartolomeu de Messines — image 2Semi-detached house in Rua de Portela, 1, São Bartolomeu de Messines — image 3Semi-detached house in Rua de Portela, 1, São Bartolomeu de Messines — image 4Semi-detached house in Rua de Portela, 1, São Bartolomeu de Messines — image 5
Grade Bvillamid-range

Semi-detached house in Rua de Portela, 1, São Bartolomeu de Messines

Silves · Central Algarve ·

€299,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.1%

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: €31,981/yr
Average Daily Rate: €196
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 11.7 years
5-yr Capital Value: €392,882
10-yr Capital Value: €478,000
Brixfox Score: 64.5 / 100
Comparable Properties: 4
Data Confidence: 45%
Search Radius: 4 km

True Investment Cost

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

€351,404

+17.5% over asking

Asking price€299,000
IMT — Property transfer tax (investment schedule)€11,927
IS — Stamp duty (0.8%)€2,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,485
Total acquisition costs€20,054
Renovation (est. €55/m² × 100 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,500
(€3,000–€8,000)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€351,404

Gross yield (asking price)

10.7%

True gross yield (all-in)

9.1%

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: 2
Bathrooms: 1
Building: 100 m²
Land: 106 m²
Style: portuguese-traditional
Condition: good
Year Built: 1970
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese chimneyexterior tile details

Score Breakdown

ROI
20.95
Visual Appeal
8.8
Ownership Security
13
Location
7.2
Land & Space
3.11
Rental Demand
4.48
Payback Speed
4
STR Suitability
3

Description

Charming single-story house located in Aldeia da Portela, parish of São Bartolomeu de Messines. With two bedrooms, living room, kitchen, a bathroom and a small backyard, it also offers a south-facing terrace with beautiful views over the countryside. Located in a quiet area, just minutes from Messines and about 25 minu

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Semi-detached house in Rua de Portela, 1, São Bartolomeu de Messines

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
100 m²
Land Plot
106 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 7.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$56K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$1,955/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.9 yr
Rental only

Property details

Year built: 1970
Energy: D
Condition: good

Description

Charming single-story house located in Aldeia da Portela, parish of São Bartolomeu de Messines. With two bedrooms, living room, kitchen, a bathroom and a small backyard, it also offers a south-facing terrace with beautiful views over the countryside. Located in a quiet area, just minutes from Messines and about 25 minu

Income Breakdown

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Nightly Rate (ADR)
$283/night
50% ($130)Brixfox estimate($283/night)200% ($520)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$23,458
Airbnb data$283/night · 45% occupancy
Rental income
$283/night · 45% occ.
$46,205
Running costs (20%)
Utilities, cleaning, maintenance
-$9,241
Income tax (10%)
Indonesian rental income tax
-$12,938
Property tax
Annual property tax
-$569
Net income
7.2% ROI
$23,458

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$325,000
IMT (transfer tax, investment schedule)$12,964
Imposto de Selo (stamp duty)$2,600
Notary & registration$1,359
Legal / due diligence$4,875
Total acquisition costs$21,798
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,978
($3,261–$8,696)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$379,787

Gross yield (asking)

14.2%

True gross yield (all-in)

12.2%

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.

$2.3M$1.7M$1.1M$574K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $299K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$364K
+22%
Rental Income
+$115K
Total Position
$478K
+60%
9.9%/yr
Year 10
Capital Value
$443K
+48%
Rental Income
+$247K
Total Position
$690K
+131%
8.7%/yr
Year 20
Capital Value
$655K
+119%
Rental Income
+$580K
Total Position
$1.2M
+313%
7.3%/yr
Year 30
Capital Value
$970K
+224%
Rental Income
+$1.0M
Total Position
$2.0M
+568%
6.5%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.2% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$260 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
106 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $260 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.5%
$1,759/mo
40% occ.
8.7%
$2,361/mo
45% occ.
9.8%
$2,648/mo
current
55% occ.
12.0%
$3,250/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.