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

Detached house in Rua da Cascata, São Bartolomeu de Messines

Silves · Central Algarve ·

€120,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.6%

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: €25,709/yr
Average Daily Rate: €106
Payback Period: 4.7 years
5-yr Capital Value: €157,678
10-yr Capital Value: €191,840
Brixfox Score: 83.6 / 100
Comparable Properties: 11
Data Confidence: 60%
Search Radius: 10 km

True Investment Cost

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

€300,591

+150.5% over asking

Asking price€120,000
IMT — Property transfer tax (investment schedule)€1,381
IS — Stamp duty (0.8%)€960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,800
Total acquisition costs€5,391
Renovation (est. €900/m² × 170 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€153,000
(€119,000–€187,000)
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)€300,591

Gross yield (asking price)

21.4%

True gross yield (all-in)

8.6%

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: 170 m²
Land: 10380 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ruinrural setting

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
8.38
Payback Speed
5
STR Suitability
3

Description

Property ID: ZMPT586838 Fantastic villa for renovation with 170m2, set on a plot of land with 10,380m2 in Foz do Ribeiro, São Bartolomeu de Messines. The villa has a clear and unobstructed view over the Algarve mountains and is isolated. It is located near several houses in the area and is less than 10 minutes from th

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua da Cascata, São Bartolomeu de Messines

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
170 m²
Land Plot
10380 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 18.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score84
GradeA
Brixfox Intelligence
84AExcellent
Score Breakdown
ROI & Yield92%
Capital Growth88%
Risk Profile85%
Market Demand84%

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
+22.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$23K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.4%
$2,001/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
5.4 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

Property ID: ZMPT586838 Fantastic villa for renovation with 170m2, set on a plot of land with 10,380m2 in Foz do Ribeiro, São Bartolomeu de Messines. The villa has a clear and unobstructed view over the Algarve mountains and is isolated. It is located near several houses in the area and is less than 10 minutes from th

Income Breakdown

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Nightly Rate (ADR)
$152/night
50% ($70)Brixfox estimate($152/night)200% ($281)
Occupancy
84%
10%Brixfox estimate(84%)100%

Short-Term Rental

Yearly income
$24,015
Airbnb data$152/night · 84% occupancy
Rental income
$152/night · 84% occ.
$46,622
Running costs (20%)
Utilities, cleaning, maintenance
-$9,324
Income tax (10%)
Indonesian rental income tax
-$13,054
Property tax
Annual property tax
-$228
Net income
18.4% ROI
$24,015

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$130,435
IMT (transfer tax, investment schedule)$1,501
Imposto de Selo (stamp duty)$1,043
Notary & registration$1,359
Legal / due diligence$1,957
Total acquisition costs$5,860
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$166,304
($129,348–$203,261)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$324,555

Gross yield (asking)

35.7%

True gross yield (all-in)

14.4%

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.

$1.7M$1.2M$828K$414K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $120K
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
$146K
+22%
Rental Income
+$117K
Total Position
$263K
+119%
17.0%/yr
Year 10
Capital Value
$178K
+48%
Rental Income
+$253K
Total Position
$431K
+259%
13.6%/yr
Year 20
Capital Value
$263K
+119%
Rental Income
+$594K
Total Position
$857K
+614%
10.3%/yr
Year 30
Capital Value
$389K
+224%
Rental Income
+$1.1M
Total Position
$1.4M
+1100%
8.6%/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
18.4% annual return
Occupancy
Strong
84% average occupancy
Nightly Rate
Good
$140 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
10380 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 18.4% — outperforms most villas in this market
Strong occupancy at 84% — consistent booking demand
Generous 10380 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

64% occ.
18.9%
$2,051/mo
74% occ.
21.9%
$2,376/mo
84% occ.
24.8%
$2,701/mo
current
94% occ.
27.8%
$3,025/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.