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

Detached house in Rua de Lagar, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€340,000

Asking Price (EUR)

12.7%

True Net Yield (Owner, all-in)

8.8%

True Net Yield (Managed, all-in)

19.5%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 10% 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: €97,977/yr
Average Daily Rate: €409
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 4.2 years
5-yr Capital Value: €446,755
10-yr Capital Value: €543,546
Brixfox Score: 79.2 / 100
Comparable Properties: 6
Data Confidence: 53%
Search Radius: 15 km

True Investment Cost

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

€503,050

+48.0% over asking

Asking price€340,000
IMT — Property transfer tax (investment schedule)€15,030
IS — Stamp duty (0.8%)€2,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,100
Total acquisition costs€24,100
Renovation (est. €900/m² × 126 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€113,400
(€88,200–€138,600)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€503,050

Gross yield (asking price)

28.8%

True gross yield (all-in)

19.5%

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: 1
Building: 126 m²
Land: 94400 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rural settingmultiple outbuildingsexpansive land

Score Breakdown

ROI
25
Visual Appeal
7.4
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.57
Payback Speed
5
STR Suitability
3

Description

If you are looking for tranquillity, space and direct contact with nature, this property located in Lagar, in the area of São Bartolomeu de Messines, could be exactly what you imagine when thinking about countryside living… but with potential for much more. Set within a plot of approximately 94,400 m², this property o

Location

📍 37.3076°N, 8.2494°W

· Silves, Algarve, Portugal

View on Century21 Realty Art 4 →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua de Lagar, São Bartolomeu de Messines, Silves

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
126 m²
Land Plot
94400 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 20.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+24.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$64K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
20.3%
$6,256/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
4.9 yr
Rental only

Property details

Year built: 1951
Energy: F
Condition: needs-renovation

Description

If you are looking for tranquillity, space and direct contact with nature, this property located in Lagar, in the area of São Bartolomeu de Messines, could be exactly what you imagine when thinking about countryside living… but with potential for much more. Set within a plot of approximately 94,400 m², this property o

Income Breakdown

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Nightly Rate (ADR)
$607/night
50% ($279)Brixfox estimate($607/night)200% ($1117)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$75,068
Airbnb data$607/night · 66% occupancy
Rental income
$607/night · 66% occ.
$145,605
Running costs (20%)
Utilities, cleaning, maintenance
-$29,121
Income tax (10%)
Indonesian rental income tax
-$40,770
Property tax
Annual property tax
-$647
Net income
20.3% ROI
$75,068

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$369,565
IMT (transfer tax, investment schedule)$16,337
Imposto de Selo (stamp duty)$2,957
Notary & registration$1,359
Legal / due diligence$5,543
Total acquisition costs$26,196
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$123,261
($95,870–$150,652)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$544,620

Gross yield (asking)

39.4%

True gross yield (all-in)

26.7%

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$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $340K
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 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$414K
+22%
Rental Income
+$367K
Total Position
$780K
+130%
18.1%/yr
Year 10
Capital Value
$503K
+48%
Rental Income
+$792K
Total Position
$1.3M
+281%
14.3%/yr
Year 20
Capital Value
$745K
+119%
Rental Income
+$1.9M
Total Position
$2.6M
+665%
10.7%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$3.3M
Total Position
$4.4M
+1191%
8.9%/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
20.3% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$559 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
94400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 20.3% — outperforms most villas in this market
Premium nightly rate of $559 — positioned in the top tier
Generous 94400 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

46% occ.
19.0%
$5,855/mo
56% occ.
23.2%
$7,147/mo
66% occ.
27.4%
$8,440/mo
current
76% occ.
31.6%
$9,733/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.