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 A+villamid-range

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€698,000

Asking Price (EUR)

23.1%

True Net Yield (Owner, all-in)

16.0%

True Net Yield (Managed, all-in)

35.6%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €296,694/yr
Average Daily Rate: €1222
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 2.6 years
5-yr Capital Value: €917,162
10-yr Capital Value: €1.1M
Brixfox Score: 85.4 / 100
Comparable Properties: 4
Data Confidence: 55%
Search Radius: 15 km

True Investment Cost

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

€833,359

+19.4% over asking

Asking price€698,000
IMT — Property transfer tax (investment schedule)€41,880
IS — Stamp duty (0.8%)€5,584
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,470
Total acquisition costs€59,184
Renovation (est. €55/m² × 365 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,075
(€10,950–€29,200)
Furnishing & STR launch (7bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€56,100
All-in investment (incl. renovation & furnishing)€833,359

Gross yield (asking price)

42.5%

True gross yield (all-in)

35.6%

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: 7
Bathrooms: 4
Building: 365 m²
Land: 16600 m²
Style: portuguese-traditional
Condition: good
Year Built: 2016
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar panelslarge private plotmultiple outdoor seating areastraditional Portuguese architecture

Score Breakdown

ROI
25
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
7.42
Payback Speed
5
STR Suitability
3

Description

Spacious property of 16,600 sq meters with a 7 bedroom house with swimming pool and panoramic views overlooking the countryside, located between Silves and São Bartolomeu de Messines. Main house with 2 floors that can be divided into 2 separate and independent houses. On the ground floor there are 2 bedroom, 1 bathroom

Location

📍 37.2585°N, 8.2875°W

· Silves, Algarve, Portugal

View on SERVESUL →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in São Bartolomeu de Messines, Silves

Inventory
7 Beds
Bathrooms
4 Baths
Built Area
365 m²
Land Plot
16600 m²
Tenure
Freehold
Yield Curve Status

Grade A+ investment — short-term rental yields 30.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score85
GradeA+
Brixfox Intelligence
85A+Excellent
Score Breakdown
ROI & Yield94%
Capital Growth89%
Risk Profile86%
Market Demand85%

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
+36.6%
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
30.0%
$20,780/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
3 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.0 yr
Rental only

Property details

Year built: 2016
Energy: C
Condition: good

Description

Spacious property of 16,600 sq meters with a 7 bedroom house with swimming pool and panoramic views overlooking the countryside, located between Silves and São Bartolomeu de Messines. Main house with 2 floors that can be divided into 2 separate and independent houses. On the ground floor there are 2 bedroom, 1 bathroom

Income Breakdown

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Nightly Rate (ADR)
$1,780/night
50% ($819)Brixfox estimate($1,780/night)200% ($3276)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$249,359
Airbnb data$1,780/night · 74% occupancy
Rental income
$1,780/night · 74% occ.
$482,090
Running costs (20%)
Utilities, cleaning, maintenance
-$96,418
Income tax (10%)
Indonesian rental income tax
-$134,985
Property tax
Annual property tax
-$1,328
Net income
30.0% ROI
$249,359

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$758,696
IMT (transfer tax, investment schedule)$45,522
Imposto de Selo (stamp duty)$6,070
Notary & registration$1,359
Legal / due diligence$11,380
Total acquisition costs$64,330
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$21,821
($11,902–$31,739)
Furnishing & STR launch
7bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$58,804
All-in investment$903,651

Gross yield (asking)

63.5%

True gross yield (all-in)

53.3%

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.

$15.2M$11.4M$7.6M$3.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $698K
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 3: rental income alone has repaid the full purchase price.
2x return
Year 3: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$849K
+22%
Rental Income
+$1.2M
Total Position
$2.1M
+196%
24.3%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$2.6M
Total Position
$3.7M
+425%
18.0%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$6.2M
Total Position
$7.7M
+1002%
12.7%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$10.9M
Total Position
$13.2M
+1788%
10.3%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
30.0% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Strong
$1638 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
16600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 30.0% — outperforms most villas in this market
Premium nightly rate of $1638 — positioned in the top tier
Generous 16600 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

54% occ.
32.3%
$20,430/mo
64% occ.
38.3%
$24,221/mo
74% occ.
44.3%
$28,011/mo
current
84% occ.
50.3%
$31,802/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.