Detached house in São Bartolomeu de Messines
Detached house in São Bartolomeu de Messines — image 2Detached house in São Bartolomeu de Messines — image 3Detached house in São Bartolomeu de Messines — image 4Detached house in São Bartolomeu de Messines — image 5
Grade Avillabudget

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€365,000

Asking Price (EUR)

10.2%

True Net Yield (Owner, all-in)

7.1%

True Net Yield (Managed, all-in)

15.7%

True Gross Yield

59%

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: €96,586/yr
Average Daily Rate: €445
-3.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Budget finish (-12%)
Payback Period: 4.7 years
5-yr Capital Value: €479,605
10-yr Capital Value: €583,512
Brixfox Score: 77.9 / 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.

€614,125

+68.3% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation (est. €900/m² × 216 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€194,400
(€151,200–€237,600)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,050
All-in investment (incl. renovation & furnishing)€614,125

Gross yield (asking price)

26.5%

True gross yield (all-in)

15.7%

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: 4
Bathrooms: 2
Building: 216 m²
Land: 3720 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 2025
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large plot of landtraditional Portuguese architecturewater tank/small pool

Score Breakdown

ROI
25
Visual Appeal
6.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.94
Payback Speed
5
STR Suitability
3

Description

4 Bedroom House with garage, on a 3720sqm plot, located in the Village of Amorosa, next to S B Messines. Good investment opportunity! The house has 216sqm, is detached and consists of living room, 4 bedrooms, kitchen, a shower room and an extra bathroom outside. It has an attic area that can be used to expand the livi

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in São Bartolomeu de Messines

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
216 m²
Land Plot
3720 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 18.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+21.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$69K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.1%
$5,990/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.5 yr
Rental only

Property details

Year built: 2025
Energy: E
Condition: needs-renovation

Description

4 Bedroom House with garage, on a 3720sqm plot, located in the Village of Amorosa, next to S B Messines. Good investment opportunity! The house has 216sqm, is detached and consists of living room, 4 bedrooms, kitchen, a shower room and an extra bathroom outside. It has an attic area that can be used to expand the livi

Income Breakdown

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Nightly Rate (ADR)
$644/night
50% ($296)Brixfox estimate($644/night)200% ($1184)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$71,876
Airbnb data$644/night · 59% occupancy
Rental income
$644/night · 59% occ.
$139,558
Running costs (20%)
Utilities, cleaning, maintenance
-$27,912
Income tax (10%)
Indonesian rental income tax
-$39,076
Property tax
Annual property tax
-$694
Net income
18.1% ROI
$71,876

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$396,739
IMT (transfer tax, investment schedule)$18,511
Imposto de Selo (stamp duty)$3,174
Notary & registration$1,359
Legal / due diligence$5,951
Total acquisition costs$28,995
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$211,304
($164,348–$258,261)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$28,315
All-in investment$665,353

Gross yield (asking)

35.2%

True gross yield (all-in)

21.0%

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.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$444K
+22%
Rental Income
+$351K
Total Position
$795K
+118%
16.9%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$758K
Total Position
$1.3M
+256%
13.5%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$1.8M
Total Position
$2.6M
+606%
10.3%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$3.1M
Total Position
$4.3M
+1086%
8.6%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
18.1% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$592 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
3720 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 18.1% — outperforms most villas in this market
Premium nightly rate of $592 — positioned in the top tier
Generous 3720 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

39% occ.
16.2%
$5,342/mo
49% occ.
20.3%
$6,712/mo
59% occ.
24.4%
$8,083/mo
current
69% occ.
28.6%
$9,453/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.