Detached house, Em510, São Bartolomeu de Messines, Silves
Detached house, Em510, São Bartolomeu de Messines, Silves — image 2Detached house, Em510, São Bartolomeu de Messines, Silves — image 3Detached house, Em510, São Bartolomeu de Messines, Silves — image 4Detached house, Em510, São Bartolomeu de Messines, Silves — image 5
Grade Avillabudget

Detached house, Em510, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€210,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.7%

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: €23,696/yr
Average Daily Rate: €97
Payback Period: 8.7 years
5-yr Capital Value: €275,937
10-yr Capital Value: €335,719
Brixfox Score: 82.4 / 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.

€353,777

+68.5% over asking

Asking price€210,000
IMT — Property transfer tax (investment schedule)€5,697
IS — Stamp duty (0.8%)€1,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,150
Total acquisition costs€11,777
Renovation (est. €900/m² × 122 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€109,800
(€85,400–€134,200)
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)€353,777

Gross yield (asking price)

11.3%

True gross yield (all-in)

6.7%

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: 3
Bathrooms: 1
Building: 122 m²
Land: 6880 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1988
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
24.75
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
8.5
Payback Speed
4
STR Suitability
3

Description

This villa is situated on a large plot of 6,880 m², located in the picturesque parish of Messines, in the heart of the mountains and the countryside, offering a unique tranquillity and immersion in nature. The property combines rural charm with vast potential for various uses, whether as a permanent home or as a space

Location

📍 37.3128°N, 8.2236°W

· Silves, Algarve, Portugal

View on Century21 Realty Art →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, Em510, São Bartolomeu de Messines, Silves

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
122 m²
Land Plot
6880 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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
+13.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$39K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.8%
$1,857/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
10.2 yr
Rental only

Property details

Year built: 1988
Energy: F
Condition: needs-renovation

Description

This villa is situated on a large plot of 6,880 m², located in the picturesque parish of Messines, in the heart of the mountains and the countryside, offering a unique tranquillity and immersion in nature. The property combines rural charm with vast potential for various uses, whether as a permanent home or as a space

Income Breakdown

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Nightly Rate (ADR)
$141/night
50% ($65)Brixfox estimate($141/night)200% ($259)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$22,282
Airbnb data$141/night · 85% occupancy
Rental income
$141/night · 85% occ.
$43,617
Running costs (20%)
Utilities, cleaning, maintenance
-$8,723
Income tax (10%)
Indonesian rental income tax
-$12,213
Property tax
Annual property tax
-$399
Net income
9.8% ROI
$22,282

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$228,261
IMT (transfer tax, investment schedule)$6,192
Imposto de Selo (stamp duty)$1,826
Notary & registration$1,359
Legal / due diligence$3,424
Total acquisition costs$12,801
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$119,348
($92,826–$145,870)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$382,366

Gross yield (asking)

19.1%

True gross yield (all-in)

11.4%

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.

$1.9M$1.4M$952K$476K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $210K
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 10: 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
$255K
+22%
Rental Income
+$109K
Total Position
$364K
+73%
11.6%/yr
Year 10
Capital Value
$311K
+48%
Rental Income
+$235K
Total Position
$546K
+160%
10.0%/yr
Year 20
Capital Value
$460K
+119%
Rental Income
+$551K
Total Position
$1.0M
+381%
8.2%/yr
Year 30
Capital Value
$681K
+224%
Rental Income
+$975K
Total Position
$1.7M
+689%
7.1%/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
Strong
9.8% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Good
$129 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
6880 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.8% — outperforms most villas in this market
Strong occupancy at 85% — consistent booking demand
Generous 6880 m² land — room for expansion or amenities

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

65% occ.
10.1%
$1,912/mo
75% occ.
11.6%
$2,212/mo
85% occ.
13.2%
$2,511/mo
current
95% occ.
14.8%
$2,810/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.