Detached house, Em1161, 651 e, São Bartolomeu de Messines, Silves
Detached house, Em1161, 651 e, São Bartolomeu de Messines, Silves — image 2Detached house, Em1161, 651 e, São Bartolomeu de Messines, Silves — image 3Detached house, Em1161, 651 e, São Bartolomeu de Messines, Silves — image 4Detached house, Em1161, 651 e, São Bartolomeu de Messines, Silves — image 5
Grade C+villamid-range

Detached house, Em1161, 651 e, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€499,000

Asking Price (EUR)

0.3%

True Net Yield (Owner, all-in)

0.2%

True Net Yield (Managed, all-in)

0.5%

True Gross Yield

3%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 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: €2,982/yr
Average Daily Rate: €243
Payback Period: 204.8 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 53.2 / 100
Comparable Properties: 11
Data Confidence: 55%
Search Radius: 10 km

True Investment Cost

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

€592,427

+18.7% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €55/m² × 280 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,400
(€8,400–€22,400)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€592,427

Gross yield (asking price)

0.6%

True gross yield (all-in)

0.5%

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: 4
Bathrooms: 2
Building: 280 m²
Land: 3320 m²
Style: portuguese-traditional
Condition: good
Year Built: 1950
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

thatched-style-ceilingred-shutter-windowstraditional-portuguese-exterior-detailingornate-chandelier

Score Breakdown

ROI
7.71
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
0.34
Payback Speed
0
STR Suitability
3

Description

Experience living in a rustic-style furnished home, located in a quiet countryside area between Messines and Silves. With a swimming pool, garden, and land. Property highlights LOCATION: 5 minutes from Messines and 10 minutes from Silves. GROUND FLOOR: The income-hall A living room An ensuite master bedroom A kitchen

Location

📍 37.2353°N, 8.3375°W

· Silves, Algarve, Portugal

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

Detached house, Em1161, 651 e, São Bartolomeu de Messines, Silves

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
280 m²
Land Plot
3320 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 Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+4.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$94K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.2%
$112/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: 1950
Energy: F
Condition: good

Description

Experience living in a rustic-style furnished home, located in a quiet countryside area between Messines and Silves. With a swimming pool, garden, and land. Property highlights LOCATION: 5 minutes from Messines and 10 minutes from Silves. GROUND FLOOR: The income-hall A living room An ensuite master bedroom A kitchen

Income Breakdown

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Nightly Rate (ADR)
$359/night
50% ($165)Brixfox estimate($359/night)200% ($660)
Occupancy
3%
10%Brixfox estimate(3%)100%

Short-Term Rental

Yearly income
$1,339
Airbnb data$359/night · 3% occupancy
Rental income
$359/night · 3% occ.
$4,401
Running costs (20%)
Utilities, cleaning, maintenance
-$880
Income tax (10%)
Indonesian rental income tax
-$1,232
Property tax
Annual property tax
-$949
Net income
0.2% ROI
$1,339

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$542,391
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal / due diligence$8,136
Total acquisition costs$43,997
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,739
($9,130–$24,348)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$641,768

Gross yield (asking)

0.8%

True gross yield (all-in)

0.7%

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.

$2.0M$1.5M$1.0M$503K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $499K
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 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$607K
+22%
Rental Income
+$7K
Total Position
$614K
+23%
4.2%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$14K
Total Position
$753K
+51%
4.2%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$33K
Total Position
$1.1M
+126%
4.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$59K
Total Position
$1.7M
+236%
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
$330 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
3320 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $330 — positioned in the top tier
Generous 3320 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.
4.9%
$2,213/mo
40% occ.
6.6%
$2,977/mo
3% occ.
0.4%
$178/mo
current
13% occ.
2.1%
$942/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.