House in São Bartolomeu de Messines, Silves
House in São Bartolomeu de Messines, Silves — image 2House in São Bartolomeu de Messines, Silves — image 3House in São Bartolomeu de Messines, Silves — image 4House in São Bartolomeu de Messines, Silves — image 5
Grade C+villamid-range

House in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€990,000

Asking Price (EUR)

0.2%

True Net Yield (Owner, all-in)

0.1%

True Net Yield (Managed, all-in)

0.2%

True Gross Yield

4%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €2,723/yr
Average Daily Rate: €192
Payback Period: 442.4 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 52.9 / 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.

€1.1M

+14.6% over asking

Asking price€990,000
IMT — Property transfer tax (investment schedule)€59,400
IS — Stamp duty (0.8%)€7,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,850
Total acquisition costs€83,420
Renovation (est. €55/m² × 377 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,735
(€11,310–€30,160)
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)€1.1M

Gross yield (asking price)

0.3%

True gross yield (all-in)

0.2%

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: 4
Building: 377 m²
Land: 11220 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturelarge outdoor terrace with viewsprivate swimming poolspacious interior with open-plan feel

Score Breakdown

ROI
7.3
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
0.39
Payback Speed
0
STR Suitability
3

Description

Elegant 4-bedroom villa with pool, integrated into a unique property, made up of three plots, for sale together in São Bartolomeu de Messines, in the Algarve. The property offers a rare combination of residence, land for tourist investment and agriculture, with potential for medium and long-term appreciation. Set in n

Location

📍 37.2508°N, 8.3051°W

· Silves, Algarve, Portugal

View on LUXIMOS Christie’s International Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in São Bartolomeu de Messines, Silves

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
377 m²
Land Plot
11220 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 0.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+3.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$186K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.0%
$18/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: B-
Condition: good

Description

Elegant 4-bedroom villa with pool, integrated into a unique property, made up of three plots, for sale together in São Bartolomeu de Messines, in the Algarve. The property offers a rare combination of residence, land for tourist investment and agriculture, with potential for medium and long-term appreciation. Set in n

Income Breakdown

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Nightly Rate (ADR)
$285/night
50% ($131)Brixfox estimate($285/night)200% ($525)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$219
Airbnb data$285/night · 4% occupancy
Rental income
$285/night · 4% occ.
$4,042
Running costs (20%)
Utilities, cleaning, maintenance
-$808
Income tax (10%)
Indonesian rental income tax
-$1,132
Property tax
Annual property tax
-$1,883
Net income
0.0% ROI
$219

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$1,076,087
IMT (transfer tax, investment schedule)$64,565
Imposto de Selo (stamp duty)$8,609
Notary & registration$1,359
Legal / due diligence$16,141
Total acquisition costs$90,674
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$22,538
($12,293–$32,783)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,230,658

Gross yield (asking)

0.4%

True gross yield (all-in)

0.3%

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.

$4.0M$3.0M$2.0M$997K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $990K
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.
2x return
Year 18: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$1K
Total Position
$1.2M
+22%
4.0%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$2K
Total Position
$1.5M
+48%
4.0%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$5K
Total Position
$2.2M
+120%
4.0%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$10K
Total Position
$3.2M
+225%
4.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.0% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$263 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
11220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $263 — positioned in the top tier
Generous 11220 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
Yield of 0.0% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.9%
$1,666/mo
40% occ.
2.5%
$2,274/mo
4% occ.
0.1%
$79/mo
current
14% occ.
0.8%
$687/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.