Detached house in São Bartolomeu de Messines
Detached house in São Bartolomeu de Messines — image 2Detached house in São Bartolomeu de Messines — image 3Detached house in São Bartolomeu de Messines — image 4Detached house in São Bartolomeu de Messines — image 5
Grade Bvillabudget

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€225,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

67%

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: €15,605/yr
Average Daily Rate: €64
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 17.9 years
5-yr Capital Value: €295,647
10-yr Capital Value: €359,699
Brixfox Score: 63.1 / 100
Comparable Properties: 12
Data Confidence: 61%
Search Radius: 10 km

True Investment Cost

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

€400,772

+78.1% over asking

Asking price€225,000
IMT — Property transfer tax (investment schedule)€6,747
IS — Stamp duty (0.8%)€1,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,375
Total acquisition costs€13,172
Renovation (est. €900/m² × 156 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€140,400
(€109,200–€171,600)
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)€400,772

Gross yield (asking price)

6.9%

True gross yield (all-in)

3.9%

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: 3
Building: 156 m²
Land: 6880 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone-wallstraditional-roof-tiles

Score Breakdown

ROI
16.38
Visual Appeal
2.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.71
Payback Speed
2
STR Suitability
3

Description

The property is located in a Village 15 minutes from Silves, with two old houses for reconstruction. The main house has 109sqm, consisting of 6 compartments and an oldbarn with attic. The second house has 47sqm and consists of 4 compartments. Both houses are of typical stone construction and are in need of rehabilit

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in São Bartolomeu de Messines

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
156 m²
Land Plot
6880 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$42K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$947/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
21.5 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

The property is located in a Village 15 minutes from Silves, with two old houses for reconstruction. The main house has 109sqm, consisting of 6 compartments and an oldbarn with attic. The second house has 47sqm and consists of 4 compartments. Both houses are of typical stone construction and are in need of rehabilit

Income Breakdown

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Nightly Rate (ADR)
$93/night
50% ($43)Brixfox estimate($93/night)200% ($170)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Yearly income
$11,368
Airbnb data$93/night · 67% occupancy
Rental income
$93/night · 67% occ.
$22,685
Running costs (20%)
Utilities, cleaning, maintenance
-$4,537
Income tax (10%)
Indonesian rental income tax
-$6,352
Property tax
Annual property tax
-$428
Net income
4.6% ROI
$11,368

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$244,565
IMT (transfer tax, investment schedule)$7,334
Imposto de Selo (stamp duty)$1,957
Notary & registration$1,359
Legal / due diligence$3,668
Total acquisition costs$14,317
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$152,609
($118,696–$186,522)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$433,448

Gross yield (asking)

9.3%

True gross yield (all-in)

5.2%

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.

$1.4M$1.1M$706K$353K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $225K
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
$274K
+22%
Rental Income
+$56K
Total Position
$329K
+46%
7.9%/yr
Year 10
Capital Value
$333K
+48%
Rental Income
+$120K
Total Position
$453K
+101%
7.2%/yr
Year 20
Capital Value
$493K
+119%
Rental Income
+$281K
Total Position
$774K
+244%
6.4%/yr
Year 30
Capital Value
$730K
+224%
Rental Income
+$498K
Total Position
$1.2M
+445%
5.8%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.6% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Average
$85 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
6880 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 6880 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 4.6% 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

47% occ.
4.4%
$893/mo
57% occ.
5.4%
$1,091/mo
67% occ.
6.3%
$1,288/mo
current
77% occ.
7.3%
$1,485/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.