Detached house, Val 2243, São Bartolomeu de Messines, Silves
Detached house, Val 2243, São Bartolomeu de Messines, Silves — image 2Detached house, Val 2243, São Bartolomeu de Messines, Silves — image 3Detached house, Val 2243, São Bartolomeu de Messines, Silves — image 4Detached house, Val 2243, São Bartolomeu de Messines, Silves — image 5
Grade B+villabudget

Detached house, Val 2243, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€249,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

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: €20,193/yr
Average Daily Rate: €83
Payback Period: 15.0 years
5-yr Capital Value: €327,182
10-yr Capital Value: €398,067
Brixfox Score: 68.7 / 100
Comparable Properties: 4
Data Confidence: 55%
Search Radius: 10 km

True Investment Cost

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

€427,254

+71.6% over asking

Asking price€249,000
IMT — Property transfer tax (investment schedule)€8,427
IS — Stamp duty (0.8%)€1,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,735
Total acquisition costs€15,404
Renovation (est. €900/m² × 160 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€144,000
(€112,000–€176,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€427,254

Gross yield (asking price)

8.1%

True gross yield (all-in)

4.7%

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: 2
Bathrooms: 1
Building: 160 m²
Land: 8080 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rural settingtraditional thatched ceiling

Score Breakdown

ROI
18.02
Visual Appeal
5.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.85
Payback Speed
3
STR Suitability
3

Description

Property Identification: ZMPT565844 Fantastic detached T2 house with 8080m2 of rustic land in Perna Seca, São Bartolomeu de Messines. The house consists of two bedrooms, a bathroom, a kitchen, a living room, and land surrounding the property. Access to the property can be made through two distinct entrances. The house

Location

📍 37.3086°N, 8.2646°W

· Silves, Algarve, Portugal

View on ZOME Albufeira →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, Val 2243, São Bartolomeu de Messines, Silves

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
160 m²
Land Plot
8080 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+9.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$47K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$1,259/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
17.9 yr
Rental only

Property details

Energy: F
Condition: needs-renovation

Description

Property Identification: ZMPT565844 Fantastic detached T2 house with 8080m2 of rustic land in Perna Seca, São Bartolomeu de Messines. The house consists of two bedrooms, a bathroom, a kitchen, a living room, and land surrounding the property. Access to the property can be made through two distinct entrances. The house

Income Breakdown

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Nightly Rate (ADR)
$120/night
50% ($55)Brixfox estimate($120/night)200% ($220)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Yearly income
$15,104
Airbnb data$120/night · 69% occupancy
Rental income
$120/night · 69% occ.
$29,958
Running costs (20%)
Utilities, cleaning, maintenance
-$5,992
Income tax (10%)
Indonesian rental income tax
-$8,388
Property tax
Annual property tax
-$474
Net income
5.6% ROI
$15,104

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$270,652
IMT (transfer tax, investment schedule)$9,160
Imposto de Selo (stamp duty)$2,165
Notary & registration$1,359
Legal / due diligence$4,060
Total acquisition costs$16,743
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$156,522
($121,739–$191,304)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$462,233

Gross yield (asking)

11.1%

True gross yield (all-in)

6.5%

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.

$1.7M$1.3M$845K$422K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $249K
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
$303K
+22%
Rental Income
+$74K
Total Position
$377K
+51%
8.6%/yr
Year 10
Capital Value
$369K
+48%
Rental Income
+$159K
Total Position
$528K
+112%
7.8%/yr
Year 20
Capital Value
$546K
+119%
Rental Income
+$373K
Total Position
$919K
+269%
6.7%/yr
Year 30
Capital Value
$808K
+224%
Rental Income
+$661K
Total Position
$1.5M
+490%
6.1%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.6% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Average
$110 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
8080 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 8080 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
ADR of $110 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

49% occ.
5.3%
$1,198/mo
59% occ.
6.4%
$1,453/mo
69% occ.
7.6%
$1,708/mo
current
79% occ.
8.7%
$1,963/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.