Estate in São Bartolomeu de Messines
Estate in São Bartolomeu de Messines — image 2Estate in São Bartolomeu de Messines — image 3Estate in São Bartolomeu de Messines — image 4Estate in São Bartolomeu de Messines — image 5
Grade Avillabudget

Estate in São Bartolomeu de Messines

Silves · Central Algarve ·

€185,000

Asking Price (EUR)

6.9%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.5%

True Gross Yield

63%

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: €47,256/yr
Average Daily Rate: €205
Payback Period: 4.9 years
5-yr Capital Value: €243,087
10-yr Capital Value: €295,753
Brixfox Score: 81.5 / 100
Comparable Properties: 9
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.

€448,053

+142.2% over asking

Asking price€185,000
IMT — Property transfer tax (investment schedule)€4,048
IS — Stamp duty (0.8%)€1,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,775
Total acquisition costs€9,553
Renovation (est. €900/m² × 257 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€231,300
(€179,900–€282,700)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€448,053

Gross yield (asking price)

25.5%

True gross yield (all-in)

10.5%

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: 2
Building: 257 m²
Land: 3177 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.33
Payback Speed
5
STR Suitability
3

Description

This seems like a fantastic location for a country house! Just 16 kilometres from the coast and only 2 minutes from the nearest restaurant/café, it has the perfect combination of tranquillity and proximity to amenities. This combination certainly offers a great quality of life. A plot of more than 3000 m2 in the middl

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Distinct Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Estate in São Bartolomeu de Messines

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
257 m²
Land Plot
3177 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 17.5% 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
+21.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$35K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.5%
$2,929/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.7 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

This seems like a fantastic location for a country house! Just 16 kilometres from the coast and only 2 minutes from the nearest restaurant/café, it has the perfect combination of tranquillity and proximity to amenities. This combination certainly offers a great quality of life. A plot of more than 3000 m2 in the middl

Income Breakdown

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Nightly Rate (ADR)
$296/night
50% ($136)Brixfox estimate($296/night)200% ($544)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$35,153
Airbnb data$296/night · 63% occupancy
Rental income
$296/night · 63% occ.
$68,278
Running costs (20%)
Utilities, cleaning, maintenance
-$13,656
Income tax (10%)
Indonesian rental income tax
-$19,118
Property tax
Annual property tax
-$352
Net income
17.5% ROI
$35,153

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$201,087
IMT (transfer tax, investment schedule)$4,400
Imposto de Selo (stamp duty)$1,609
Notary & registration$1,359
Legal / due diligence$3,016
Total acquisition costs$10,384
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$251,413
($195,543–$307,283)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$484,840

Gross yield (asking)

34.0%

True gross yield (all-in)

14.1%

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.

$2.5M$1.8M$1.2M$615K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $185K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$225K
+22%
Rental Income
+$172K
Total Position
$397K
+114%
16.5%/yr
Year 10
Capital Value
$274K
+48%
Rental Income
+$371K
Total Position
$645K
+248%
13.3%/yr
Year 20
Capital Value
$405K
+119%
Rental Income
+$869K
Total Position
$1.3M
+589%
10.1%/yr
Year 30
Capital Value
$600K
+224%
Rental Income
+$1.5M
Total Position
$2.1M
+1056%
8.5%/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
Strong
17.5% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$272 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
3177 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 17.5% — outperforms most villas in this market
Premium nightly rate of $272 — positioned in the top tier
Generous 3177 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

43% occ.
16.1%
$2,694/mo
53% occ.
19.8%
$3,324/mo
63% occ.
23.6%
$3,954/mo
current
73% occ.
27.4%
$4,583/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.