Estate in Rua da Igreja, São Bartolomeu de Messines, Silves
Estate in Rua da Igreja, São Bartolomeu de Messines, Silves — image 2Estate in Rua da Igreja, São Bartolomeu de Messines, Silves — image 3Estate in Rua da Igreja, São Bartolomeu de Messines, Silves — image 4Estate in Rua da Igreja, São Bartolomeu de Messines, Silves — image 5
villaluxury

Estate in Rua da Igreja, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€15M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, 0% confidence).

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Comparable Properties: 0
Data Confidence: 0%
Search Radius: 15 km

True Investment Cost

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

€16.7M

+11.1% over asking

Asking price€15M
IMT — Property transfer tax (investment schedule)€1.1M
IS — Stamp duty (0.8%)€120,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€225,000
Total acquisition costs€1.5M
Renovation€0 — move-in ready
Furnishing & STR launch (19bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€192,400
All-in investment (incl. renovation & furnishing)€16.7M

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: 19
Bathrooms: 2
Building: 360 m²
Land: 80000 m²
Style: contemporary
Condition: new-build
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

individual cabin-style unitshillside terraced layoutintegrated with natural landscape

Description

Estate with a chapel, three derelict buildings, 360 sqm (gross construction area), set in 80,324 ha of land, in Santana, São Bartolomeu de Messines, Silves, Algarve. The estate includes Santana Chapel, three derelict buildings, a dam and borehole. This property has an approved previous information request (PIP) issued

Location

📍 37.2566°N, 8.2847°W

· Silves, Algarve, Portugal

View on JLL Residential Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Estate in Rua da Igreja, São Bartolomeu de Messines, Silves

Inventory
19 Beds
Bathrooms
2 Baths
Built Area
360 m²
Land Plot
80000 m²
Tenure
Freehold
Yield Curve Status

Grade C — 4%/yr capital appreciation in Silves.

Go to Source via Idealista.pt

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+3.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$2.8M in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-2,378/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: Exempt
Condition: new-build

Description

Estate with a chapel, three derelict buildings, 360 sqm (gross construction area), set in 80,324 ha of land, in Santana, São Bartolomeu de Messines, Silves, Algarve. The estate includes Santana Chapel, three derelict buildings, a dam and borehole. This property has an approved previous information request (PIP) issued

Income Breakdown

Short-Term Rental

No STR data available for this property

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$16,304,348
IMT (transfer tax, investment schedule)$1,222,826
Imposto de Selo (stamp duty)$130,435
Notary & registration$1,359
Legal / due diligence$244,565
Total acquisition costs$1,599,185
RenovationMove-in ready
Furnishing & STR launch
19bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$206,957
All-in investment$18,110,489

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.

$52.5M$39.4M$26.3M$13.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $15.0M
Capital appreciation
Property value growing at +4%/yr based on Silves market trends.
Year 5
Capital Value
$18.2M
+22%
Year 10
Capital Value
$22.2M
+48%
Year 20
Capital Value
$32.9M
+119%
Year 30
Capital Value
$48.7M
+224%

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
Weak
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
80000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 80000 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 -0.2% is below the market average — model your cashflow carefully

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

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.