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

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€783,000

Asking Price (EUR)

0.2%

True Net Yield (Owner, all-in)

0.1%

True Net Yield (Managed, all-in)

0.3%

True Gross Yield

4%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €2,396/yr
Average Daily Rate: €188
Payback Period: 408.1 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 55.1 / 100
Comparable Properties: 6
Data Confidence: 49%
Search Radius: 10 km

True Investment Cost

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

€900,484

+15.0% over asking

Asking price€783,000
IMT — Property transfer tax (investment schedule)€46,980
IS — Stamp duty (0.8%)€6,264
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,745
Total acquisition costs€66,239
Renovation (est. €55/m² × 249 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,695
(€7,470–€19,920)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€900,484

Gross yield (asking price)

0.3%

True gross yield (all-in)

0.3%

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: 4
Bathrooms: 3
Building: 249 m²
Land: 4520 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturemature garden with olive treescovered outdoor living area

Score Breakdown

ROI
7.33
Visual Appeal
12.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
0.35
Payback Speed
0
STR Suitability
3

Description

This rustic character villa with 4 bedrooms and a large garden is located 6 km from the village of São Bartolomeu de Messines and only 10 minutes drive from the historic and medieval town of Silves, with all its amenities, restaurants and bars. Silves' golf courses and stunning beaches are only a 25 km drive away. Add

Location

📍 37.2473°N, 8.3134°W

· Silves, Algarve, Portugal

View on Abacoz Algarve Properties →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in São Bartolomeu de Messines, Silves

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
249 m²
Land Plot
4520 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+3.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$147K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.0%
$26/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: C
Condition: good

Description

This rustic character villa with 4 bedrooms and a large garden is located 6 km from the village of São Bartolomeu de Messines and only 10 minutes drive from the historic and medieval town of Silves, with all its amenities, restaurants and bars. Silves' golf courses and stunning beaches are only a 25 km drive away. Add

Income Breakdown

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Nightly Rate (ADR)
$271/night
50% ($125)Brixfox estimate($271/night)200% ($499)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$312
Airbnb data$271/night · 4% occupancy
Rental income
$271/night · 4% occ.
$3,464
Running costs (20%)
Utilities, cleaning, maintenance
-$693
Income tax (10%)
Indonesian rental income tax
-$970
Property tax
Annual property tax
-$1,489
Net income
0.0% ROI
$312

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$851,087
IMT (transfer tax, investment schedule)$51,065
Imposto de Selo (stamp duty)$6,809
Notary & registration$1,359
Legal / due diligence$12,766
Total acquisition costs$71,999
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,886
($8,120–$21,652)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$976,613

Gross yield (asking)

0.4%

True gross yield (all-in)

0.4%

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.

$3.2M$2.4M$1.6M$789K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $783K
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 18: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$953K
+22%
Rental Income
+$2K
Total Position
$954K
+22%
4.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$3K
Total Position
$1.2M
+48%
4.0%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$8K
Total Position
$1.7M
+120%
4.0%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$14K
Total Position
$2.6M
+226%
4.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.0% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$250 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
4520 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $250 — positioned in the top tier
Generous 4520 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 0.0% 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

30% occ.
2.3%
$1,608/mo
40% occ.
3.1%
$2,186/mo
4% occ.
0.1%
$78/mo
current
14% occ.
0.9%
$655/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.