House in São Bartolomeu de Messines, Silves
House in São Bartolomeu de Messines, Silves — image 2House in São Bartolomeu de Messines, Silves — image 3House in São Bartolomeu de Messines, Silves — image 4House in São Bartolomeu de Messines, Silves — image 5
Grade Bvillabudget

House in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€499,000

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

58%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 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: €13,580/yr
Average Daily Rate: €64
Payback Period: 44.6 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 58.6 / 100
Comparable Properties: 10
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.

€573,832

+15.0% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €55/m² × 221 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,155
(€6,630–€17,680)
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)€573,832

Gross yield (asking price)

2.7%

True gross yield (all-in)

2.4%

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: 4
Building: 221 m²
Land: 7380 m²
Style: portuguese-traditional
Condition: good
Year Built: 1937
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

decorative white trim on facadeblue exterior paint

Score Breakdown

ROI
10.2
Visual Appeal
7.4
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.78
Payback Speed
0
STR Suitability
3

Description

3 Bedroom country villa with a roof terrace & annex near São Bartolomeu de Messines, Silves •3 Bedrooms, 3+1 Bathrooms •Living area 116m², Construction area 221m² •Plot - 7380m² •Year of construction Pre 1951, Year of renovation 2022 •Annex with renovation potential •Large roof terrace with artist studio •Distance fr

Location

📍 37.2568°N, 8.3063°W

· Silves, Algarve, Portugal

View on Togofor Homes →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in São Bartolomeu de Messines, Silves

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
221 m²
Land Plot
7380 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+5.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$94K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.8%
$796/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
56.8 yr
Rental only

Property details

Year built: 1937
Energy: C
Condition: good

Description

3 Bedroom country villa with a roof terrace & annex near São Bartolomeu de Messines, Silves •3 Bedrooms, 3+1 Bathrooms •Living area 116m², Construction area 221m² •Plot - 7380m² •Year of construction Pre 1951, Year of renovation 2022 •Annex with renovation potential •Large roof terrace with artist studio •Distance fr

Income Breakdown

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Nightly Rate (ADR)
$96/night
50% ($44)Brixfox estimate($96/night)200% ($176)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$9,554
Airbnb data$96/night · 58% occupancy
Rental income
$96/night · 58% occ.
$20,199
Running costs (20%)
Utilities, cleaning, maintenance
-$4,040
Income tax (10%)
Indonesian rental income tax
-$5,656
Property tax
Annual property tax
-$949
Net income
1.8% ROI
$9,554

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$542,391
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal / due diligence$8,136
Total acquisition costs$43,997
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,212
($7,207–$19,217)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$621,557

Gross yield (asking)

3.7%

True gross yield (all-in)

3.2%

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$1.8M$1.2M$586K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $499K
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$607K
+22%
Rental Income
+$47K
Total Position
$654K
+31%
5.6%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$101K
Total Position
$839K
+68%
5.3%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$236K
Total Position
$1.3M
+166%
5.0%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$418K
Total Position
$2.0M
+308%
4.8%/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
Weak
1.8% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Average
$88 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
7380 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 7380 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 1.8% 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

38% occ.
1.5%
$691/mo
48% occ.
2.0%
$895/mo
58% occ.
2.4%
$1,099/mo
current
68% occ.
2.9%
$1,303/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.