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 B+villamid-range

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€985,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

23%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €72,310/yr
Average Daily Rate: €877
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 16.9 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 68.5 / 100
Comparable Properties: 5
Data Confidence: 56%
Search Radius: 15 km

True Investment Cost

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

€1.1M

+15.9% over asking

Asking price€985,000
IMT — Property transfer tax (investment schedule)€59,100
IS — Stamp duty (0.8%)€7,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,775
Total acquisition costs€83,005
Renovation (est. €55/m² × 417 m²)
Light touch-ups — paint, fixtures, deep clean.		€22,935
(€12,510–€33,360)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,750
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.3%

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: 6
Bathrooms: 6
Building: 417 m²
Land: 1057 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architectureprivate pool areagreen window frames and base trim

Score Breakdown

ROI
16.87
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
11.38
Rental Demand
2.26
Payback Speed
2
STR Suitability
3

Description

Charming, 6-bedroom property, fully renovated in 2023, combining the Portuguese tradition with a modern design, divided into 3 separate accommodation units, located in the tranquil hamlet of Amorosa, within only 5 minutes from Messines and 15 minutes from the historical city of Silves. The single storey main house was

Location

📍 37.2554°N, 8.2871°W

· Silves, Algarve, Portugal

View on SERVESUL →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in São Bartolomeu de Messines, Silves

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
417 m²
Land Plot
1057 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$185K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$4,400/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.3 yr
Rental only

Property details

Energy: F
Condition: good

Description

Charming, 6-bedroom property, fully renovated in 2023, combining the Portuguese tradition with a modern design, divided into 3 separate accommodation units, located in the tranquil hamlet of Amorosa, within only 5 minutes from Messines and 15 minutes from the historical city of Silves. The single storey main house was

Income Breakdown

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Nightly Rate (ADR)
$1,276/night
50% ($587)Brixfox estimate($1,276/night)200% ($2347)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Yearly income
$52,799
Airbnb data$1,276/night · 23% occupancy
Rental income
$1,276/night · 23% occ.
$105,140
Running costs (20%)
Utilities, cleaning, maintenance
-$21,028
Income tax (10%)
Indonesian rental income tax
-$29,439
Property tax
Annual property tax
-$1,874
Net income
4.9% ROI
$52,799

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$1,070,652
IMT (transfer tax, investment schedule)$64,239
Imposto de Selo (stamp duty)$8,565
Notary & registration$1,359
Legal / due diligence$16,060
Total acquisition costs$90,223
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$24,929
($13,598–$36,261)
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$52,989
All-in investment$1,238,793

Gross yield (asking)

9.8%

True gross yield (all-in)

8.5%

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.

$6.3M$4.7M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $985K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$258K
Total Position
$1.5M
+48%
8.1%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$557K
Total Position
$2.0M
+105%
7.4%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.3M
Total Position
$3.5M
+252%
6.5%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.3M
Total Position
$5.5M
+459%
5.9%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.9% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Strong
$1174 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1057 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1174 — positioned in the top tier
Generous 1057 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 4.9% 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.
9.0%
$7,993/mo
40% occ.
12.0%
$10,709/mo
23% occ.
6.7%
$5,977/mo
current
33% occ.
9.7%
$8,693/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.