Village house in São Bartolomeu de Messines
Village house in São Bartolomeu de Messines — image 2Village house in São Bartolomeu de Messines — image 3Village house in São Bartolomeu de Messines — image 4Village house in São Bartolomeu de Messines — image 5
Grade B+villabudget

Village house in São Bartolomeu de Messines

Silves · Central Algarve ·

€322,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

62%

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: €33,653/yr
Average Daily Rate: €148
-38.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 12.0 years
5-yr Capital Value: €423,103
10-yr Capital Value: €514,770
Brixfox Score: 70.5 / 100
Comparable Properties: 5
Data Confidence: 51%
Search Radius: 10 km

True Investment Cost

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

€580,646

+80.3% over asking

Asking price€322,000
IMT — Property transfer tax (investment schedule)€13,590
IS — Stamp duty (0.8%)€2,576
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,830
Total acquisition costs€22,246
Renovation (est. €900/m² × 238 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€214,200
(€166,600–€261,800)
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)€580,646

Gross yield (asking price)

10.4%

True gross yield (all-in)

5.8%

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: 2
Building: 238 m²
Land: 47240 m²
Style: dated
Condition: needs-renovation
Year Built: 1935
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
20.64
Visual Appeal
4.4
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.21
Payback Speed
4
STR Suitability
3

Description

Located on the outskirts of the picturesque village of São Bartolomeu de Messines, we find this property with 47,240 m2, which includes two urban plots. In the first urban plot, with an area of 480 m2, there is a single-story house with 3 bedrooms, for renovation, with 238 m2 of gross construction area, with three bedr

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

Village house in São Bartolomeu de Messines

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
238 m²
Land Plot
47240 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$60K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$2,056/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.2 yr
Rental only

Property details

Year built: 1935
Energy: D
Condition: needs-renovation

Description

Located on the outskirts of the picturesque village of São Bartolomeu de Messines, we find this property with 47,240 m2, which includes two urban plots. In the first urban plot, with an area of 480 m2, there is a single-story house with 3 bedrooms, for renovation, with 238 m2 of gross construction area, with three bedr

Income Breakdown

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Nightly Rate (ADR)
$215/night
50% ($99)Brixfox estimate($215/night)200% ($395)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$24,673
Airbnb data$215/night · 62% occupancy
Rental income
$215/night · 62% occ.
$48,626
Running costs (20%)
Utilities, cleaning, maintenance
-$9,725
Income tax (10%)
Indonesian rental income tax
-$13,615
Property tax
Annual property tax
-$613
Net income
7.0% ROI
$24,673

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$350,000
IMT (transfer tax, investment schedule)$14,772
Imposto de Selo (stamp duty)$2,800
Notary & registration$1,359
Legal / due diligence$5,250
Total acquisition costs$24,180
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$232,826
($181,087–$284,565)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$628,963

Gross yield (asking)

13.9%

True gross yield (all-in)

7.7%

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.

$2.4M$1.8M$1.2M$611K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $322K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$392K
+22%
Rental Income
+$121K
Total Position
$512K
+59%
9.7%/yr
Year 10
Capital Value
$477K
+48%
Rental Income
+$260K
Total Position
$737K
+129%
8.6%/yr
Year 20
Capital Value
$706K
+119%
Rental Income
+$610K
Total Position
$1.3M
+309%
7.3%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$1.1M
Total Position
$2.1M
+560%
6.5%/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
Good
7.0% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Good
$197 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
47240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 47240 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
Visual appeal is below average — photos may not compete well on Airbnb listings

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

42% occ.
6.4%
$1,872/mo
52% occ.
8.0%
$2,328/mo
62% occ.
9.5%
$2,785/mo
current
72% occ.
11.1%
$3,242/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.