Detached house, CM 1161-1, São Bartolomeu de Messines, Silves
Detached house, CM 1161-1, São Bartolomeu de Messines, Silves — image 2Detached house, CM 1161-1, São Bartolomeu de Messines, Silves — image 3Detached house, CM 1161-1, São Bartolomeu de Messines, Silves — image 4Detached house, CM 1161-1, São Bartolomeu de Messines, Silves — image 5
Grade C+villabudget

Detached house, CM 1161-1, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€398,500

Asking Price (EUR)

0.7%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

1.1%

True Gross Yield

24%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €5,085/yr
Average Daily Rate: €59
-22.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 95.9 years
5-yr Capital Value: €523,623
10-yr Capital Value: €637,068
Brixfox Score: 53.6 / 100
Comparable Properties: 5
Data Confidence: 67%
Search Radius: 4 km

True Investment Cost

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

€452,261

+13.5% over asking

Asking price€398,500
IMT — Property transfer tax (investment schedule)€19,710
IS — Stamp duty (0.8%)€3,188
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,978
Total acquisition costs€30,126
Renovation (est. €55/m² × 87 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,785
(€2,610–€6,960)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€452,261

Gross yield (asking price)

1.3%

True gross yield (all-in)

1.1%

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: 2
Bathrooms: 1
Building: 87 m²
Land: 455 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

green window framespicket fence

Score Breakdown

ROI
8.53
Visual Appeal
8.2
Ownership Security
13
Location
7.2
Land & Space
11.28
Rental Demand
2.35
Payback Speed
0
STR Suitability
3

Description

******Exclusive****** Charming cottage fully renovated with high quality standards. Located in a small rural village, this property offers views over the orange groves and excellent sun exposure to the south. It offers pleasant outdoor areas, including a landscaped garden and a covered area with a jacuzzi. The proper

Location

📍 37.2386°N, 8.3426°W

· Silves, Algarve, Portugal

View on City Home Imobiliária →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, CM 1161-1, São Bartolomeu de Messines, Silves

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
87 m²
Land Plot
455 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 0.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+4.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$75K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.7%
$262/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: D
Condition: good

Description

******Exclusive****** Charming cottage fully renovated with high quality standards. Located in a small rural village, this property offers views over the orange groves and excellent sun exposure to the south. It offers pleasant outdoor areas, including a landscaped garden and a covered area with a jacuzzi. The proper

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$88/night
50% ($40)Brixfox estimate($88/night)200% ($161)
Occupancy
24%
10%Brixfox estimate(24%)100%

Short-Term Rental

Yearly income
$3,145
Airbnb data$88/night · 24% occupancy
Rental income
$88/night · 24% occ.
$7,507
Running costs (20%)
Utilities, cleaning, maintenance
-$1,501
Income tax (10%)
Indonesian rental income tax
-$2,102
Property tax
Annual property tax
-$758
Net income
0.7% ROI
$3,145

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$433,152
IMT (transfer tax, investment schedule)$21,424
Imposto de Selo (stamp duty)$3,465
Notary & registration$1,359
Legal / due diligence$6,498
Total acquisition costs$32,746
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,201
($2,837–$7,565)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$489,414

Gross yield (asking)

1.7%

True gross yield (all-in)

1.5%

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.

$1.6M$1.2M$822K$411K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $399K
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$15K
Total Position
$500K
+26%
4.7%/yr
Year 10
Capital Value
$590K
+48%
Rental Income
+$33K
Total Position
$623K
+56%
4.6%/yr
Year 20
Capital Value
$873K
+119%
Rental Income
+$78K
Total Position
$951K
+139%
4.4%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$138K
Total Position
$1.4M
+259%
4.4%/yr

Location

Silves

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.7% annual return
Occupancy
Weak
24% average occupancy
Nightly Rate
Average
$81 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Good
455 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.7% 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.
1.4%
$496/mo
40% occ.
1.9%
$682/mo
24% occ.
1.0%
$375/mo
current
34% occ.
1.6%
$561/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.