Terraced house in São Bartolomeu de Messines
Terraced house in São Bartolomeu de Messines — image 2Terraced house in São Bartolomeu de Messines — image 3Terraced house in São Bartolomeu de Messines — image 4Terraced house in São Bartolomeu de Messines — image 5
Grade B+villamid-range

Terraced house in São Bartolomeu de Messines

Silves · Central Algarve ·

€575,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

43%

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: €41,571/yr
Average Daily Rate: €265
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 17.3 years
5-yr Capital Value: €755,541
10-yr Capital Value: €919,232
Brixfox Score: 70 / 100
Comparable Properties: 4
Data Confidence: 57%
Search Radius: 6 km

True Investment Cost

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

€672,430

+16.9% over asking

Asking price€575,000
IMT — Property transfer tax (investment schedule)€33,830
IS — Stamp duty (0.8%)€4,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,625
Total acquisition costs€48,305
Renovation (est. €55/m² × 165 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,075
(€4,950–€13,200)
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)€672,430

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.2%

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: 3
Building: 165 m²
Land: 7480 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
Energy Certificate: F
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beamsstone accent walloutdoor pondblue exterior paint

Score Breakdown

ROI
16.68
Visual Appeal
11.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.3
Payback Speed
2
STR Suitability
3

Description

Discover this authentic, fully renovated, single-storey quinta, . Beautifully set in the countryside between Paderne and São Bartolomeu de Messines, a short drive to daily amenities, with just 18 km from Albufeira or 24 km to Vilamoura. This charming property ticks all the boxes for country-style living and is locate

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Divine Home Real Estate Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Terraced house in São Bartolomeu de Messines

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
165 m²
Land Plot
7480 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$108K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$2,512/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.7 yr
Rental only

Property details

Year built: 1951
Energy: F
Condition: good

Description

Discover this authentic, fully renovated, single-storey quinta, . Beautifully set in the countryside between Paderne and São Bartolomeu de Messines, a short drive to daily amenities, with just 18 km from Albufeira or 24 km to Vilamoura. This charming property ticks all the boxes for country-style living and is locate

Income Breakdown

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Nightly Rate (ADR)
$383/night
50% ($176)Brixfox estimate($383/night)200% ($705)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$30,140
Airbnb data$383/night · 43% occupancy
Rental income
$383/night · 43% occ.
$60,065
Running costs (20%)
Utilities, cleaning, maintenance
-$12,013
Income tax (10%)
Indonesian rental income tax
-$16,818
Property tax
Annual property tax
-$1,094
Net income
4.8% ROI
$30,140

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$625,000
IMT (transfer tax, investment schedule)$36,772
Imposto de Selo (stamp duty)$5,000
Notary & registration$1,359
Legal / due diligence$9,375
Total acquisition costs$52,505
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,864
($5,380–$14,348)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$728,728

Gross yield (asking)

9.6%

True gross yield (all-in)

8.2%

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.

$3.7M$2.7M$1.8M$915K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $575K
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 17: 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
$700K
+22%
Rental Income
+$147K
Total Position
$847K
+47%
8.0%/yr
Year 10
Capital Value
$851K
+48%
Rental Income
+$318K
Total Position
$1.2M
+103%
7.4%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$745K
Total Position
$2.0M
+249%
6.4%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.3M
Total Position
$3.2M
+454%
5.9%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$352 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
7480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $352 — positioned in the top tier
Generous 7480 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 4.8% is near 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.
4.5%
$2,356/mo
40% occ.
6.1%
$3,171/mo
43% occ.
6.6%
$3,413/mo
current
53% occ.
8.1%
$4,228/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.