Detached house in Rua Principal, 2, São Bartolomeu de Messines, Silves
Detached house in Rua Principal, 2, São Bartolomeu de Messines, Silves — image 2Detached house in Rua Principal, 2, São Bartolomeu de Messines, Silves — image 3Detached house in Rua Principal, 2, São Bartolomeu de Messines, Silves — image 4Detached house in Rua Principal, 2, São Bartolomeu de Messines, Silves — image 5
Grade C+villabudget

Detached house in Rua Principal, 2, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€365,000

Asking Price (EUR)

0.2%

True Net Yield (Owner, all-in)

0.1%

True Net Yield (Managed, all-in)

0.3%

True Gross Yield

3%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €1,903/yr
Average Daily Rate: €166
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 239.1 years
5-yr Capital Value: €479,605
10-yr Capital Value: €583,512
Brixfox Score: 49.9 / 100
Comparable Properties: 4
Data Confidence: 49%
Search Radius: 10 km

True Investment Cost

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

€618,825

+69.5% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation (est. €900/m² × 224 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€201,600
(€156,800–€246,400)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€618,825

Gross yield (asking price)

0.5%

True gross yield (all-in)

0.3%

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: 1
Building: 224 m²
Land: 3720 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1973
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturelarge plot of land with fruit trees

Score Breakdown

ROI
7.6
Visual Appeal
6.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
0.31
Payback Speed
0
STR Suitability
3

Description

4 bedroom villa, in a very quiet area, in Amorosa, Silves, close to some villas with countryside and mountain views. The villa is composed of rustic and urban land, a living and dining room, four bedrooms, a bathroom, an equipped kitchen with a wood-burning oven, a garage and a porch, a plot of land where you can grow

Location

📍 37.2545°N, 8.3192°W

· Silves, Algarve, Portugal

View on Vista Plaza →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua Principal, 2, São Bartolomeu de Messines, Silves

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
224 m²
Land Plot
3720 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 0.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+3.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$69K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.2%
$62/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 1973
Energy: D
Condition: needs-renovation

Description

4 bedroom villa, in a very quiet area, in Amorosa, Silves, close to some villas with countryside and mountain views. The villa is composed of rustic and urban land, a living and dining room, four bedrooms, a bathroom, an equipped kitchen with a wood-burning oven, a garage and a porch, a plot of land where you can grow

Income Breakdown

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Nightly Rate (ADR)
$240/night
50% ($111)Brixfox estimate($240/night)200% ($442)
Occupancy
3%
10%Brixfox estimate(3%)100%

Short-Term Rental

Yearly income
$740
Airbnb data$240/night · 3% occupancy
Rental income
$240/night · 3% occ.
$2,758
Running costs (20%)
Utilities, cleaning, maintenance
-$552
Income tax (10%)
Indonesian rental income tax
-$772
Property tax
Annual property tax
-$694
Net income
0.2% ROI
$740

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$396,739
IMT (transfer tax, investment schedule)$18,511
Imposto de Selo (stamp duty)$3,174
Notary & registration$1,359
Legal / due diligence$5,951
Total acquisition costs$28,995
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$219,130
($170,435–$267,826)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$670,462

Gross yield (asking)

0.7%

True gross yield (all-in)

0.4%

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.

$1.5M$1.1M$735K$368K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $365K
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 18: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$444K
+22%
Rental Income
+$4K
Total Position
$448K
+23%
4.2%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$8K
Total Position
$548K
+50%
4.1%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$18K
Total Position
$818K
+124%
4.1%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$32K
Total Position
$1.2M
+233%
4.1%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.2% annual return
Occupancy
Weak
3% average occupancy
Nightly Rate
Strong
$221 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
3720 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $221 — positioned in the top tier
Generous 3720 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 0.2% 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

30% occ.
4.5%
$1,477/mo
40% occ.
6.0%
$1,989/mo
3% occ.
0.3%
$103/mo
current
13% occ.
1.9%
$615/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.