Detached house, Bernarda, Nn, São Bartolomeu de Messines, Silves
Detached house, Bernarda, Nn, São Bartolomeu de Messines, Silves — image 2Detached house, Bernarda, Nn, São Bartolomeu de Messines, Silves — image 3Detached house, Bernarda, Nn, São Bartolomeu de Messines, Silves — image 4Detached house, Bernarda, Nn, São Bartolomeu de Messines, Silves — image 5
Grade Bvillamid-range

Detached house, Bernarda, Nn, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€415,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 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: €19,954/yr
Average Daily Rate: €92
Payback Period: 25.4 years
5-yr Capital Value: €545,304
10-yr Capital Value: €663,445
Brixfox Score: 64.7 / 100
Comparable Properties: 7
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€483,025

+16.4% over asking

Asking price€415,000
IMT — Property transfer tax (investment schedule)€21,030
IS — Stamp duty (0.8%)€3,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,225
Total acquisition costs€31,825
Renovation (est. €55/m² × 170 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,350
(€5,100–€13,600)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€483,025

Gross yield (asking price)

4.8%

True gross yield (all-in)

4.1%

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: 170 m²
Land: 507 m²
Style: portuguese-traditional
Condition: good
Year Built: 1996
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tileswhite stucco exteriorarched entryway

Score Breakdown

ROI
13.84
Visual Appeal
9.8
Ownership Security
13
Location
7.2
Land & Space
11.98
Rental Demand
5.93
Payback Speed
0
STR Suitability
3

Description

Detached Single-Story House in S. B. Messines This house stands out for its highly sought-after features in the Algarve: detached and entirely single-story, with no steps to access it. Set on a 507m² plot with a prefabricated swimming pool, it is the ideal property for those seeking tranquility and outdoor space with

Location

📍 37.2462°N, 8.2840°W

· Silves, Algarve, Portugal

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

Detached house, Bernarda, Nn, São Bartolomeu de Messines, Silves

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

Grade B investment — short-term rental yields 3.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$78K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$1,212/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
31.0 yr
Rental only

Property details

Year built: 1996
Energy: D
Condition: good

Description

Detached Single-Story House in S. B. Messines This house stands out for its highly sought-after features in the Algarve: detached and entirely single-story, with no steps to access it. Set on a 507m² plot with a prefabricated swimming pool, it is the ideal property for those seeking tranquility and outdoor space with

Income Breakdown

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Nightly Rate (ADR)
$136/night
50% ($63)Brixfox estimate($136/night)200% ($251)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$14,545
Airbnb data$136/night · 59% occupancy
Rental income
$136/night · 59% occ.
$29,489
Running costs (20%)
Utilities, cleaning, maintenance
-$5,898
Income tax (10%)
Indonesian rental income tax
-$8,257
Property tax
Annual property tax
-$789
Net income
3.2% ROI
$14,545

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$451,087
IMT (transfer tax, investment schedule)$22,859
Imposto de Selo (stamp duty)$3,609
Notary & registration$1,359
Legal / due diligence$6,766
Total acquisition costs$34,592
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,163
($5,543–$14,783)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$522,853

Gross yield (asking)

6.5%

True gross yield (all-in)

5.6%

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.

$2.3M$1.7M$1.1M$570K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $415K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$505K
+22%
Rental Income
+$71K
Total Position
$576K
+39%
6.8%/yr
Year 10
Capital Value
$614K
+48%
Rental Income
+$153K
Total Position
$768K
+85%
6.3%/yr
Year 20
Capital Value
$909K
+119%
Rental Income
+$360K
Total Position
$1.3M
+206%
5.7%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$637K
Total Position
$2.0M
+378%
5.4%/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
Average
3.2% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Good
$125 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
507 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 507 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 3.2% 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

39% occ.
2.9%
$1,074/mo
49% occ.
3.6%
$1,364/mo
59% occ.
4.4%
$1,654/mo
current
69% occ.
5.2%
$1,945/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.