Detached house in São Bartolomeu de Messines, Silves
Detached house in São Bartolomeu de Messines, Silves — image 2Detached house in São Bartolomeu de Messines, Silves — image 3Detached house in São Bartolomeu de Messines, Silves — image 4Detached house in São Bartolomeu de Messines, Silves — image 5
Grade B+villamid-range

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€575,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.1%

True Gross Yield

46%

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: €47,642/yr
Average Daily Rate: €286
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 14.8 years
5-yr Capital Value: €755,541
10-yr Capital Value: €919,232
Brixfox Score: 71.8 / 100
Comparable Properties: 4
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€672,430

+16.9% over asking

Asking price€575,000
IMT — Property transfer tax (investment schedule)€33,830
IS — Stamp duty (0.8%)€4,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,625
Total acquisition costs€48,305
Renovation (est. €55/m² × 165 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,075
(€4,950–€13,200)
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)€672,430

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.1%

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: 165 m²
Land: 7480 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beamsblue exterior paintcurved pool design

Score Breakdown

ROI
18.21
Visual Appeal
10.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.56
Payback Speed
3
STR Suitability
3

Description

Renovated Single-Story Farmhouse: The Perfect Retreat between the Barrocal and the Sea Discover the perfect balance between Algarvian authenticity and modern comfort in this fully renovated single-story farmhouse. Located in a privileged area between Paderne and São Bartolomeu de Messines, this property offers the ser

Location

📍 37.2231°N, 8.2503°W

· Silves, Algarve, Portugal

View on Bluenest Realestate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in São Bartolomeu de Messines, Silves

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
165 m²
Land Plot
7480 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$108K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$2,956/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
17.6 yr
Rental only

Property details

Energy: F
Condition: good

Description

Renovated Single-Story Farmhouse: The Perfect Retreat between the Barrocal and the Sea Discover the perfect balance between Algarvian authenticity and modern comfort in this fully renovated single-story farmhouse. Located in a privileged area between Paderne and São Bartolomeu de Messines, this property offers the ser

Income Breakdown

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Nightly Rate (ADR)
$423/night
50% ($194)Brixfox estimate($423/night)200% ($777)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$35,476
Airbnb data$423/night · 46% occupancy
Rental income
$423/night · 46% occ.
$70,327
Running costs (20%)
Utilities, cleaning, maintenance
-$14,065
Income tax (10%)
Indonesian rental income tax
-$19,692
Property tax
Annual property tax
-$1,094
Net income
5.7% ROI
$35,476

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$625,000
IMT (transfer tax, investment schedule)$36,772
Imposto de Selo (stamp duty)$5,000
Notary & registration$1,359
Legal / due diligence$9,375
Total acquisition costs$52,505
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,864
($5,380–$14,348)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$728,728

Gross yield (asking)

11.3%

True gross yield (all-in)

9.7%

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.

$3.9M$2.9M$2.0M$983K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $575K
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 15: 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
$700K
+22%
Rental Income
+$173K
Total Position
$873K
+52%
8.7%/yr
Year 10
Capital Value
$851K
+48%
Rental Income
+$374K
Total Position
$1.2M
+113%
7.9%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$877K
Total Position
$2.1M
+272%
6.8%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.6M
Total Position
$3.4M
+494%
6.1%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$389 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
7480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $389 — positioned in the top tier
Generous 7480 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
Occupancy at 46% — factor in seasonal gaps

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

30% occ.
5.0%
$2,608/mo
40% occ.
6.7%
$3,507/mo
46% occ.
7.7%
$4,011/mo
current
56% occ.
9.4%
$4,911/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.