Detached house in Rua do Rebolo, 13, São Bartolomeu de Messines
Detached house in Rua do Rebolo, 13, São Bartolomeu de Messines — image 2Detached house in Rua do Rebolo, 13, São Bartolomeu de Messines — image 3Detached house in Rua do Rebolo, 13, São Bartolomeu de Messines — image 4Detached house in Rua do Rebolo, 13, São Bartolomeu de Messines — image 5
Grade Bvillabudget

Detached house in Rua do Rebolo, 13, São Bartolomeu de Messines

Silves · Central Algarve ·

€295,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.2%

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: €19,038/yr
Average Daily Rate: €78
Payback Period: 16.3 years
5-yr Capital Value: €387,626
10-yr Capital Value: €471,606
Brixfox Score: 62.1 / 100
Comparable Properties: 11
Data Confidence: 60%
Search Radius: 10 km

True Investment Cost

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

€365,932

+24.0% over asking

Asking price€295,000
IMT — Property transfer tax (investment schedule)€11,647
IS — Stamp duty (0.8%)€2,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,425
Total acquisition costs€19,682
Renovation (est. €350/m² × 83 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€29,050
(€20,750–€37,350)
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)€365,932

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.2%

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: 3
Bathrooms: 1
Building: 83 m²
Land: 152 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1964
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor-barbecue

Score Breakdown

ROI
17.25
Visual Appeal
6.8
Ownership Security
13
Location
7.2
Land & Space
4.87
Rental Demand
7.96
Payback Speed
2
STR Suitability
3

Description

Single-storey house with 3 bedrooms, just a few steps away from all the amenities of S. B. Messines. This single-storey house has 3 bedrooms, a bathroom, a utility room and a kitchen. Outside, there is also a large patio with a barbecue and two terraces. The house also has access to the attic, which is ideal for use a

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in Rua do Rebolo, 13, São Bartolomeu de Messines

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
83 m²
Land Plot
152 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$55K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$1,374/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.4 yr
Rental only

Property details

Year built: 1964
Energy: E
Condition: fair

Description

Single-storey house with 3 bedrooms, just a few steps away from all the amenities of S. B. Messines. This single-storey house has 3 bedrooms, a bathroom, a utility room and a kitchen. Outside, there is also a large patio with a barbecue and two terraces. The house also has access to the attic, which is ideal for use a

Income Breakdown

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Nightly Rate (ADR)
$113/night
50% ($52)Brixfox estimate($113/night)200% ($208)
Occupancy
80%
10%Brixfox estimate(80%)100%

Short-Term Rental

Yearly income
$16,490
Airbnb data$113/night · 80% occupancy
Rental income
$113/night · 80% occ.
$32,791
Running costs (20%)
Utilities, cleaning, maintenance
-$6,558
Income tax (10%)
Indonesian rental income tax
-$9,182
Property tax
Annual property tax
-$561
Net income
5.1% ROI
$16,490

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$320,652
IMT (transfer tax, investment schedule)$12,660
Imposto de Selo (stamp duty)$2,565
Notary & registration$1,359
Legal / due diligence$4,810
Total acquisition costs$21,393
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$31,576
($22,554–$40,598)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$395,578

Gross yield (asking)

10.2%

True gross yield (all-in)

8.3%

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.

$1.9M$1.4M$965K$483K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $295K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$359K
+22%
Rental Income
+$81K
Total Position
$439K
+49%
8.3%/yr
Year 10
Capital Value
$437K
+48%
Rental Income
+$174K
Total Position
$611K
+107%
7.5%/yr
Year 20
Capital Value
$646K
+119%
Rental Income
+$408K
Total Position
$1.1M
+257%
6.6%/yr
Year 30
Capital Value
$957K
+224%
Rental Income
+$722K
Total Position
$1.7M
+469%
6.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Strong
80% average occupancy
Nightly Rate
Average
$104 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Average
152 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 80% — consistent booking demand
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $104 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

60% occ.
5.2%
$1,385/mo
70% occ.
6.1%
$1,626/mo
80% occ.
7.0%
$1,866/mo
current
90% occ.
7.9%
$2,107/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.