Detached house, Val 2225-2, São Bartolomeu de Messines, Silves
Detached house, Val 2225-2, São Bartolomeu de Messines, Silves — image 2Detached house, Val 2225-2, São Bartolomeu de Messines, Silves — image 3Detached house, Val 2225-2, São Bartolomeu de Messines, Silves — image 4Detached house, Val 2225-2, São Bartolomeu de Messines, Silves — image 5
Grade Bvillamid-range

Detached house, Val 2225-2, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€699,000

Asking Price (EUR)

0.3%

True Net Yield (Owner, all-in)

0.2%

True Net Yield (Managed, all-in)

0.4%

True Gross Yield

4%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €3,233/yr
Average Daily Rate: €229
Payback Period: 265.3 years
5-yr Capital Value: €918,476
10-yr Capital Value: €1.1M
Brixfox Score: 55.7 / 100
Comparable Properties: 11
Data Confidence: 61%
Search Radius: 15 km

True Investment Cost

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

€798,317

+14.2% over asking

Asking price€699,000
IMT — Property transfer tax (investment schedule)€41,940
IS — Stamp duty (0.8%)€5,592
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,485
Total acquisition costs€59,267
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€798,317

Gross yield (asking price)

0.5%

True gross yield (all-in)

0.4%

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: 3
Building: 335 m²
Land: 4543 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1951
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecture with terracotta rooflarge covered outdoor patio/verandamodern kitchen appliancesprivate swimming poolrural landscape and lake views

Score Breakdown

ROI
7.54
Visual Appeal
12.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
0.39
Payback Speed
0
STR Suitability
3

Description

Set in the peaceful countryside of Messines, this welcoming 4-bedroom villa is ideal for families looking for space, comfort, and a safe environment. Surrounded by nature yet close to everyday conveniences, it's perfectly suited as a permanent home or a relaxing holiday retreat. Property highlights: 4 bright and comf

Location

📍 37.2732°N, 8.3057°W

· Silves, Algarve, Portugal

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

Detached house, Val 2225-2, São Bartolomeu de Messines, Silves

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
335 m²
Land Plot
4543 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+3.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$131K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.2%
$95/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: 1951
Energy: E
Condition: excellent

Description

Set in the peaceful countryside of Messines, this welcoming 4-bedroom villa is ideal for families looking for space, comfort, and a safe environment. Surrounded by nature yet close to everyday conveniences, it's perfectly suited as a permanent home or a relaxing holiday retreat. Property highlights: 4 bright and comf

Income Breakdown

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Nightly Rate (ADR)
$338/night
50% ($156)Brixfox estimate($338/night)200% ($622)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$1,145
Airbnb data$338/night · 4% occupancy
Rental income
$338/night · 4% occ.
$4,760
Running costs (20%)
Utilities, cleaning, maintenance
-$952
Income tax (10%)
Indonesian rental income tax
-$1,333
Property tax
Annual property tax
-$1,330
Net income
0.2% ROI
$1,145

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$759,783
IMT (transfer tax, investment schedule)$45,587
Imposto de Selo (stamp duty)$6,078
Notary & registration$1,359
Legal / due diligence$11,397
Total acquisition costs$64,421
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$865,562

Gross yield (asking)

0.6%

True gross yield (all-in)

0.5%

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.

$2.8M$2.1M$1.4M$704K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $699K
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 18: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$850K
+22%
Rental Income
+$6K
Total Position
$856K
+22%
4.1%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$12K
Total Position
$1.0M
+50%
4.1%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$28K
Total Position
$1.6M
+123%
4.1%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$50K
Total Position
$2.3M
+232%
4.1%/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
Weak
0.2% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$311 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
4543 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $311 — positioned in the top tier
Generous 4543 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.
3.2%
$2,049/mo
40% occ.
4.4%
$2,769/mo
4% occ.
0.3%
$167/mo
current
14% occ.
1.4%
$887/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.