Detached house in São Bartolomeu de Messines, Silves
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Grade Avillamid-range

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€479,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €28,987/yr
Average Daily Rate: €120
Payback Period: 15.7 years
5-yr Capital Value: €629,399
10-yr Capital Value: €765,760
Brixfox Score: 75.1 / 100
Comparable Properties: 6
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€566,417

+18.2% over asking

Asking price€479,000
IMT — Property transfer tax (investment schedule)€26,150
IS — Stamp duty (0.8%)€3,832
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,185
Total acquisition costs€38,417
Renovation (est. €55/m² × 260 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,300
(€7,800–€20,800)
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)€566,417

Gross yield (asking price)

6.0%

True gross yield (all-in)

5.1%

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: 3
Bathrooms: 3
Building: 260 m²
Land: 1840 m²
Style: portuguese-traditional
Condition: good
Year Built: 1970
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone patiooutdoor BBQ areamature landscaping

Score Breakdown

ROI
17.56
Visual Appeal
10.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
8.5
Payback Speed
3
STR Suitability
3

Description

T3 villa with pool, in a quiet and central location - São Bartolomeu de Messines located in the picturesque village of São Bartolomeu de Messines, this charming T3 housing with garage offers the ideal balance between tranquility and proximity to everything it needs. Only 20 minutes from Algarve's beaches, just minutes

Location

📍 37.2412°N, 8.2386°W

· Silves, Algarve, Portugal

View on Ville Investiment →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in São Bartolomeu de Messines, Silves

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
260 m²
Land Plot
1840 m²
Tenure
Freehold
Yield Curve Status

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

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$90K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$2,305/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
18.8 yr
Rental only

Property details

Year built: 1970
Energy: D
Condition: good

Description

T3 villa with pool, in a quiet and central location - São Bartolomeu de Messines located in the picturesque village of São Bartolomeu de Messines, this charming T3 housing with garage offers the ideal balance between tranquility and proximity to everything it needs. Only 20 minutes from Algarve's beaches, just minutes

Income Breakdown

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Nightly Rate (ADR)
$177/night
50% ($81)Brixfox estimate($177/night)200% ($326)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$27,665
Airbnb data$177/night · 85% occupancy
Rental income
$177/night · 85% occ.
$54,953
Running costs (20%)
Utilities, cleaning, maintenance
-$10,991
Income tax (10%)
Indonesian rental income tax
-$15,387
Property tax
Annual property tax
-$911
Net income
5.3% ROI
$27,665

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$520,652
IMT (transfer tax, investment schedule)$28,424
Imposto de Selo (stamp duty)$4,165
Notary & registration$1,359
Legal / due diligence$7,810
Total acquisition costs$41,758
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$15,543
($8,478–$22,609)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$613,497

Gross yield (asking)

10.6%

True gross yield (all-in)

9.0%

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.

$3.2M$2.4M$1.6M$795K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $479K
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
$583K
+22%
Rental Income
+$135K
Total Position
$718K
+50%
8.4%/yr
Year 10
Capital Value
$709K
+48%
Rental Income
+$292K
Total Position
$1.0M
+109%
7.6%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$684K
Total Position
$1.7M
+262%
6.6%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.2M
Total Position
$2.8M
+477%
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
Strong
85% average occupancy
Nightly Rate
Good
$163 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1840 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 85% — consistent booking demand
Generous 1840 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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

65% occ.
5.5%
$2,375/mo
75% occ.
6.3%
$2,752/mo
85% occ.
7.2%
$3,130/mo
current
95% occ.
8.1%
$3,507/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.