Estate in Em1163, 645 n, São Bartolomeu de Messines
Estate in Em1163, 645 n, São Bartolomeu de Messines — image 2Estate in Em1163, 645 n, São Bartolomeu de Messines — image 3Estate in Em1163, 645 n, São Bartolomeu de Messines — image 4Estate in Em1163, 645 n, São Bartolomeu de Messines — image 5
Grade A+villamid-range

Estate in Em1163, 645 n, São Bartolomeu de Messines

Silves · Central Algarve ·

€695,000

Asking Price (EUR)

6.9%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.6%

True Gross Yield

67%

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: €86,407/yr
Average Daily Rate: €355
Payback Period: 8.2 years
5-yr Capital Value: €913,220
10-yr Capital Value: €1.1M
Brixfox Score: 85.2 / 100
Comparable Properties: 7
Data Confidence: 52%
Search Radius: 10 km

True Investment Cost

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

€813,855

+17.1% over asking

Asking price€695,000
IMT — Property transfer tax (investment schedule)€41,700
IS — Stamp duty (0.8%)€5,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,425
Total acquisition costs€58,935
Renovation (est. €55/m² × 264 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,520
(€7,920–€21,120)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€813,855

Gross yield (asking price)

12.4%

True gross yield (all-in)

10.6%

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: 5
Bathrooms: 3
Building: 264 m²
Land: 1075 m²
Style: portuguese-traditional
Condition: good
Year Built: 1970
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large garden with mature treescovered outdoor dining areaseparate blue-roofed building by poolstone paved patio

Score Breakdown

ROI
25
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
8.16
Payback Speed
4
STR Suitability
3

Description

A traditional-style country estate comprising a 3-bedroom plus 1 main house and an annex converted into a 2-bedroom home, as well as a heated swimming pool. This property stands out for its high rental potential and flexibility to accommodate large families. Exterior: For those seeking tranquility and nature without

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Century21 Realty Art →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Estate in Em1163, 645 n, São Bartolomeu de Messines

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
264 m²
Land Plot
1075 m²
Tenure
Freehold
Yield Curve Status

Grade A+ investment — short-term rental yields 10.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score85
GradeA+
Brixfox Intelligence
85A+Excellent
Score Breakdown
ROI & Yield94%
Capital Growth89%
Risk Profile86%
Market Demand85%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$130K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.3%
$6,502/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.7 yr
Rental only

Property details

Year built: 1970
Energy: E
Condition: good

Description

A traditional-style country estate comprising a 3-bedroom plus 1 main house and an annex converted into a 2-bedroom home, as well as a heated swimming pool. This property stands out for its high rental potential and flexibility to accommodate large families. Exterior: For those seeking tranquility and nature without

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$512/night
50% ($236)Brixfox estimate($512/night)200% ($943)
Occupancy
82%
10%Brixfox estimate(82%)100%

Short-Term Rental

Yearly income
$78,019
Airbnb data$512/night · 82% occupancy
Rental income
$512/night · 82% occ.
$152,579
Running costs (20%)
Utilities, cleaning, maintenance
-$30,516
Income tax (10%)
Indonesian rental income tax
-$42,722
Property tax
Annual property tax
-$1,322
Net income
10.3% ROI
$78,019

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$755,435
IMT (transfer tax, investment schedule)$45,326
Imposto de Selo (stamp duty)$6,043
Notary & registration$1,359
Legal / due diligence$11,332
Total acquisition costs$64,060
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$15,783
($8,609–$22,957)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$882,451

Gross yield (asking)

20.2%

True gross yield (all-in)

17.3%

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.

$6.5M$4.9M$3.3M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $695K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$846K
+22%
Rental Income
+$381K
Total Position
$1.2M
+76%
12.0%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$823K
Total Position
$1.9M
+166%
10.3%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.9M
Total Position
$3.5M
+397%
8.3%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$3.4M
Total Position
$5.7M
+716%
7.2%/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
10.3% annual return
Occupancy
Strong
82% average occupancy
Nightly Rate
Strong
$471 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1075 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.3% — outperforms most villas in this market
Strong occupancy at 82% — consistent booking demand
Premium nightly rate of $471 — positioned in the top tier

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

62% occ.
10.5%
$6,608/mo
72% occ.
12.2%
$7,699/mo
82% occ.
14.0%
$8,790/mo
current
92% occ.
15.7%
$9,882/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.