Detached house in São Bartolomeu de Messines, Silves
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Grade Avillamid-range

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€720,000

Asking Price (EUR)

8.5%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

13.1%

True Gross Yield

64%

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: €109,030/yr
Average Daily Rate: €469
Payback Period: 8.2 years
5-yr Capital Value: €946,069
10-yr Capital Value: €1.2M
Brixfox Score: 80.6 / 100
Comparable Properties: 6
Data Confidence: 53%
Search Radius: 10 km

True Investment Cost

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

€832,060

+15.6% over asking

Asking price€720,000
IMT — Property transfer tax (investment schedule)€43,200
IS — Stamp duty (0.8%)€5,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,800
Total acquisition costs€61,010
Renovation (est. €55/m² × 200 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,000
(€6,000–€16,000)
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)€832,060

Gross yield (asking price)

15.1%

True gross yield (all-in)

13.1%

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: 200 m²
Land: 1480 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white balustrade around pool and terraceoutdoor BBQ area next to poolarched doorways and windowsbuilt-in fireplace with brick surroundtwo-tone kitchen cabinetry (blue and yellow)

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.37
Payback Speed
4
STR Suitability
3

Description

Charming countryside 4-bedroom villa with swimming pool, set on a generous 1,480sqm plot, offering open mountain views, just 15 minutes from Silves and 10 minutes from São Bartolomeu de Messines. The property is consists of 2 floors and stands out for its functionality and comfort. On the ground floor, it features thr

Location

📍 37.2580°N, 8.2869°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
4 Beds
Bathrooms
3 Baths
Built Area
200 m²
Land Plot
1480 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 10.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+14.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$135K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.4%
$6,771/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.6 yr
Rental only

Property details

Year built: 2000
Energy: C
Condition: good

Description

Charming countryside 4-bedroom villa with swimming pool, set on a generous 1,480sqm plot, offering open mountain views, just 15 minutes from Silves and 10 minutes from São Bartolomeu de Messines. The property is consists of 2 floors and stands out for its functionality and comfort. On the ground floor, it features thr

Income Breakdown

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Nightly Rate (ADR)
$683/night
50% ($314)Brixfox estimate($683/night)200% ($1257)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$81,249
Airbnb data$683/night · 64% occupancy
Rental income
$683/night · 64% occ.
$158,883
Running costs (20%)
Utilities, cleaning, maintenance
-$31,777
Income tax (10%)
Indonesian rental income tax
-$44,487
Property tax
Annual property tax
-$1,370
Net income
10.4% ROI
$81,249

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$782,609
IMT (transfer tax, investment schedule)$46,957
Imposto de Selo (stamp duty)$6,261
Notary & registration$1,359
Legal / due diligence$11,739
Total acquisition costs$66,315
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,957
($6,522–$17,391)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$902,239

Gross yield (asking)

20.3%

True gross yield (all-in)

17.6%

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.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $720K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$876K
+22%
Rental Income
+$397K
Total Position
$1.3M
+77%
12.1%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$857K
Total Position
$1.9M
+167%
10.3%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$2.0M
Total Position
$3.6M
+398%
8.4%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$3.6M
Total Position
$5.9M
+718%
7.3%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.4% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$628 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.4% — outperforms most villas in this market
Premium nightly rate of $628 — positioned in the top tier
Generous 1480 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

44% occ.
9.6%
$6,246/mo
54% occ.
11.8%
$7,700/mo
64% occ.
14.0%
$9,154/mo
current
74% occ.
16.3%
$10,608/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.