Detached house in Rua de Messines de Baixo, São Bartolomeu de Messines, Silves
Detached house in Rua de Messines de Baixo, São Bartolomeu de Messines, Silves — image 2Detached house in Rua de Messines de Baixo, São Bartolomeu de Messines, Silves — image 3Detached house in Rua de Messines de Baixo, São Bartolomeu de Messines, Silves — image 4Detached house in Rua de Messines de Baixo, São Bartolomeu de Messines, Silves — image 5
Grade Avillamid-range

Detached house in Rua de Messines de Baixo, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€479,000

Asking Price (EUR)

9.6%

True Net Yield (Owner, all-in)

6.6%

True Net Yield (Managed, all-in)

14.8%

True Gross Yield

46%

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: €83,599/yr
Average Daily Rate: €495
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 7.1 years
5-yr Capital Value: €629,399
10-yr Capital Value: €765,760
Brixfox Score: 81.6 / 100
Comparable Properties: 4
Data Confidence: 54%
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)

17.4%

True gross yield (all-in)

14.8%

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: 4
Building: 260 m²
Land: 1840 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor entertaining area with BBQmature palm treesprivate swimming pool

Score Breakdown

ROI
25
Visual Appeal
11.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.63
Payback Speed
5
STR Suitability
3

Description

Beautiful independent house, with an area of 261 m² in Messines de Baixo, with 3 bedrooms and four bathrooms, pool, garage for 2 vehicles, and flat land with sea view. The house and land are completely fenced with 1840 m². Annex with plenty of storage space, connected to the garage. The private area of the house includ

Location

📍 37.2421°N, 8.2375°W

· Silves, Algarve, Portugal

View on Imobipera - Mediação Imobiliária Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua de Messines de Baixo, São Bartolomeu de Messines, Silves

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

Grade A investment — short-term rental yields 12.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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
+15.7%
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
12.0%
$5,192/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
8.4 yr
Rental only

Property details

Energy: D
Condition: good

Description

Beautiful independent house, with an area of 261 m² in Messines de Baixo, with 3 bedrooms and four bathrooms, pool, garage for 2 vehicles, and flat land with sea view. The house and land are completely fenced with 1840 m². Annex with plenty of storage space, connected to the garage. The private area of the house includ

Income Breakdown

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Nightly Rate (ADR)
$720/night
50% ($331)Brixfox estimate($720/night)200% ($1325)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$62,301
Airbnb data$720/night · 46% occupancy
Rental income
$720/night · 46% occ.
$121,562
Running costs (20%)
Utilities, cleaning, maintenance
-$24,312
Income tax (10%)
Indonesian rental income tax
-$34,037
Property tax
Annual property tax
-$911
Net income
12.0% ROI
$62,301

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)

23.3%

True gross yield (all-in)

19.8%

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.

$4.9M$3.7M$2.5M$1.2M$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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$583K
+22%
Rental Income
+$304K
Total Position
$887K
+85%
13.1%/yr
Year 10
Capital Value
$709K
+48%
Rental Income
+$657K
Total Position
$1.4M
+185%
11.0%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$1.5M
Total Position
$2.6M
+441%
8.8%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.7M
Total Position
$4.3M
+794%
7.6%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$662 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

High rental yield at 12.0% — outperforms most villas in this market
Premium nightly rate of $662 — positioned in the top tier
Generous 1840 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

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

30% occ.
10.4%
$4,524/mo
40% occ.
14.0%
$6,057/mo
46% occ.
16.2%
$7,015/mo
current
56% occ.
19.7%
$8,548/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.