Detached house in Rua Heróis de Mucaba, 8, São Bartolomeu de Messines, Silves
Detached house in Rua Heróis de Mucaba, 8, São Bartolomeu de Messines, Silves — image 2Detached house in Rua Heróis de Mucaba, 8, São Bartolomeu de Messines, Silves — image 3Detached house in Rua Heróis de Mucaba, 8, São Bartolomeu de Messines, Silves — image 4Detached house in Rua Heróis de Mucaba, 8, São Bartolomeu de Messines, Silves — image 5
Grade B+villabudget

Detached house in Rua Heróis de Mucaba, 8, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€499,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

57%

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: €66,141/yr
Average Daily Rate: €321
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 9.4 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 69.1 / 100
Comparable Properties: 6
Data Confidence: 53%
Search Radius: 10 km

True Investment Cost

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

€646,927

+29.6% 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. €350/m² × 234 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€81,900
(€58,500–€105,300)
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)€646,927

Gross yield (asking price)

13.3%

True gross yield (all-in)

10.2%

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: 234 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1987
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese cobblestone streetyellow and white facade

Score Breakdown

ROI
24.2
Visual Appeal
6
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
5.65
Payback Speed
4
STR Suitability
3

Description

T3+2 House with Terrace, Patio and Commercial Space in São Bartolomeu de Messines – Silves, Faro We present this T3+2 house, spread over two floors and commercial space, located in the urban center of São Bartolomeu de Messines, in the municipality of Silves, Algarve. An excellent opportunity for permanent residence,

Location

📍 37.2554°N, 8.2881°W

· Silves, Algarve, Portugal

View on Century 21 Sandra Silva →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua Heróis de Mucaba, 8, São Bartolomeu de Messines, Silves

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

Grade B+ investment — short-term rental yields 9.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+12.8%
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
9.0%
$4,086/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.1 yr
Rental only

Property details

Year built: 1987
Energy: F
Condition: fair

Description

T3+2 House with Terrace, Patio and Commercial Space in São Bartolomeu de Messines – Silves, Faro We present this T3+2 house, spread over two floors and commercial space, located in the urban center of São Bartolomeu de Messines, in the municipality of Silves, Algarve. An excellent opportunity for permanent residence,

Income Breakdown

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Nightly Rate (ADR)
$466/night
50% ($214)Brixfox estimate($466/night)200% ($857)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$49,035
Airbnb data$466/night · 57% occupancy
Rental income
$466/night · 57% occ.
$96,123
Running costs (20%)
Utilities, cleaning, maintenance
-$19,225
Income tax (10%)
Indonesian rental income tax
-$26,914
Property tax
Annual property tax
-$949
Net income
9.0% ROI
$49,035

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 (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$89,022
($63,587–$114,457)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$701,008

Gross yield (asking)

17.7%

True gross yield (all-in)

13.7%

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.

$4.3M$3.2M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x 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.
Paid back
Year 10: 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
$607K
+22%
Rental Income
+$240K
Total Position
$847K
+70%
11.2%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$517K
Total Position
$1.3M
+152%
9.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.2M
Total Position
$2.3M
+362%
8.0%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.1M
Total Position
$3.8M
+654%
7.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.0% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$429 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Premium nightly rate of $429 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

37% occ.
7.8%
$3,544/mo
47% occ.
10.0%
$4,536/mo
57% occ.
12.2%
$5,528/mo
current
67% occ.
14.4%
$6,520/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.