Detached house, cortes, Nn, São Bartolomeu de Messines, Silves
Detached house, cortes, Nn, São Bartolomeu de Messines, Silves — image 2Detached house, cortes, Nn, São Bartolomeu de Messines, Silves — image 3Detached house, cortes, Nn, São Bartolomeu de Messines, Silves — image 4Detached house, cortes, Nn, São Bartolomeu de Messines, Silves — image 5
Grade C+villabudget

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

Silves · Central Algarve ·

€82,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

26%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €5,099/yr
Average Daily Rate: €53
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 19.7 years
5-yr Capital Value: €107,747
10-yr Capital Value: €131,090
Brixfox Score: 50.3 / 100
Comparable Properties: 5
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€161,776

+97.3% over asking

Asking price€82,000
IMT — Property transfer tax (investment schedule)€820
IS — Stamp duty (0.8%)€656
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,500
Total acquisition costs€4,226
Renovation (est. €900/m² × 63 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€56,700
(€44,100–€69,300)
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)€161,776

Gross yield (asking price)

6.2%

True gross yield (all-in)

3.2%

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
Building: 63 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.58
Visual Appeal
3.6
Ownership Security
13
Location
7.2
Land & Space
3.26
Rental Demand
2.62
Payback Speed
2
STR Suitability
3

Description

This villa has an area of 62.80m2 and needs total recovery. It is located in Aldeia das Cortes, in the parish of São Bartolomeu de Messines. It has mains water and electricity. This townhouse consists of kitchen and living room, 2 bedrooms and entrance hall, it does not have a bathroom, it will have to be built, but

Location

📍 37.2408°N, 8.3272°W

· Silves, Algarve, Portugal

View on YES TEAM REAL ESTATE →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

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

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
63 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$15K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$312/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.8 yr
Rental only

Property details

Energy: F
Condition: needs-renovation

Description

This villa has an area of 62.80m2 and needs total recovery. It is located in Aldeia das Cortes, in the parish of São Bartolomeu de Messines. It has mains water and electricity. This townhouse consists of kitchen and living room, 2 bedrooms and entrance hall, it does not have a bathroom, it will have to be built, but

Income Breakdown

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Nightly Rate (ADR)
$79/night
50% ($36)Brixfox estimate($79/night)200% ($145)
Occupancy
26%
10%Brixfox estimate(26%)100%

Short-Term Rental

Yearly income
$3,748
Airbnb data$79/night · 26% occupancy
Rental income
$79/night · 26% occ.
$7,508
Running costs (20%)
Utilities, cleaning, maintenance
-$1,502
Income tax (10%)
Indonesian rental income tax
-$2,102
Property tax
Annual property tax
-$156
Net income
4.2% ROI
$3,748

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$89,130
IMT (transfer tax, investment schedule)$891
Imposto de Selo (stamp duty)$713
Notary & registration$1,359
Legal / due diligence$1,630
Total acquisition costs$4,593
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$61,630
($47,935–$75,326)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$173,670

Gross yield (asking)

8.4%

True gross yield (all-in)

4.3%

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.

$495K$371K$247K$124K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $82K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$100K
+22%
Rental Income
+$18K
Total Position
$118K
+44%
7.6%/yr
Year 10
Capital Value
$121K
+48%
Rental Income
+$40K
Total Position
$161K
+96%
7.0%/yr
Year 20
Capital Value
$180K
+119%
Rental Income
+$93K
Total Position
$272K
+232%
6.2%/yr
Year 30
Capital Value
$266K
+224%
Rental Income
+$164K
Total Position
$430K
+424%
5.7%/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
4.2% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Average
$72 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 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 4.2% 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

30% occ.
6.6%
$489/mo
40% occ.
8.8%
$656/mo
26% occ.
5.7%
$425/mo
current
36% occ.
8.0%
$592/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.