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 Avillamid-range

House in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€585,000

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.7%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €76,013/yr
Average Daily Rate: €313
Payback Period: 7.8 years
5-yr Capital Value: €768,681
10-yr Capital Value: €935,218
Brixfox Score: 81.8 / 100
Comparable Properties: 7
Data Confidence: 52%
Search Radius: 10 km

True Investment Cost

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

€782,835

+33.8% over asking

Asking price€585,000
IMT — Property transfer tax (investment schedule)€34,630
IS — Stamp duty (0.8%)€4,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,775
Total acquisition costs€49,335
Renovation (est. €55/m² × 1920 m²)
Light touch-ups — paint, fixtures, deep clean.		€105,600
(€57,600–€153,600)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€782,835

Gross yield (asking price)

13.0%

True gross yield (all-in)

9.7%

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: 5
Bathrooms: 3
Building: 1920 m²
Land: 1809 m²
Style: portuguese-traditional
Condition: good
Year Built: 1985
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar-water-heaterlandscaped-gardentraditional-portuguese-architecture

Score Breakdown

ROI
25
Visual Appeal
11.2
Ownership Security
13
Location
7.2
Land & Space
9.26
Rental Demand
8.15
Payback Speed
5
STR Suitability
3

Description

We present this excellent 4 bedroom villa, located in Benaciate, a few kilometers from São Bartolomeu de Messines, where you can find all services, commerce, schools and restaurants. The property is set on a plot of about 2000 m², fully fenced and with excellent outdoor use. It has a beautiful garden, private pool and

Location

📍 37.2223°N, 8.3074°W

· Silves, Algarve, Portugal

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

House in São Bartolomeu de Messines, Silves

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
1920 m²
Land Plot
1809 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 10.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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
+14.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$110K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.9%
$5,782/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.2 yr
Rental only

Property details

Year built: 1985
Energy: C
Condition: good

Description

We present this excellent 4 bedroom villa, located in Benaciate, a few kilometers from São Bartolomeu de Messines, where you can find all services, commerce, schools and restaurants. The property is set on a plot of about 2000 m², fully fenced and with excellent outdoor use. It has a beautiful garden, private pool and

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$456/night
50% ($210)Brixfox estimate($456/night)200% ($839)
Occupancy
81%
10%Brixfox estimate(81%)100%

Short-Term Rental

Yearly income
$69,379
Airbnb data$456/night · 81% occupancy
Rental income
$456/night · 81% occ.
$135,562
Running costs (20%)
Utilities, cleaning, maintenance
-$27,112
Income tax (10%)
Indonesian rental income tax
-$37,957
Property tax
Annual property tax
-$1,113
Net income
10.9% ROI
$69,379

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$635,870
IMT (transfer tax, investment schedule)$37,641
Imposto de Selo (stamp duty)$5,087
Notary & registration$1,359
Legal / due diligence$9,538
Total acquisition costs$53,625
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$114,783
($62,609–$166,957)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$848,734

Gross yield (asking)

21.3%

True gross yield (all-in)

16.0%

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.

$5.7M$4.3M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $585K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$712K
+22%
Rental Income
+$339K
Total Position
$1.1M
+80%
12.4%/yr
Year 10
Capital Value
$866K
+48%
Rental Income
+$732K
Total Position
$1.6M
+173%
10.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.7M
Total Position
$3.0M
+412%
8.5%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$3.0M
Total Position
$4.9M
+743%
7.4%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.9% annual return
Occupancy
Strong
81% average occupancy
Nightly Rate
Strong
$419 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1809 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.9% — outperforms most villas in this market
Strong occupancy at 81% — consistent booking demand
Premium nightly rate of $419 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

61% occ.
11.1%
$5,874/mo
71% occ.
12.9%
$6,844/mo
81% occ.
14.7%
$7,815/mo
current
91% occ.
16.6%
$8,786/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.