Quinta in Rua Visconde de Messines, 636 M, São Bartolomeu de Messines
Quinta in Rua Visconde de Messines, 636 M, São Bartolomeu de Messines — image 2Quinta in Rua Visconde de Messines, 636 M, São Bartolomeu de Messines — image 3Quinta in Rua Visconde de Messines, 636 M, São Bartolomeu de Messines — image 4Quinta in Rua Visconde de Messines, 636 M, São Bartolomeu de Messines — image 5
Grade C+villabudget

Quinta in Rua Visconde de Messines, 636 M, São Bartolomeu de Messines

Silves · Central Algarve ·

€549,000

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.8%

True Gross Yield

57%

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: €12,821/yr
Average Daily Rate: €61
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 53.5 years
5-yr Capital Value: €721,378
10-yr Capital Value: €877,666
Brixfox Score: 52.8 / 100
Comparable Properties: 7
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€710,677

+29.4% over asking

Asking price€549,000
IMT — Property transfer tax (investment schedule)€31,750
IS — Stamp duty (0.8%)€4,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,235
Total acquisition costs€45,627
Renovation (est. €900/m² × 108 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€97,200
(€75,600–€118,800)
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)€710,677

Gross yield (asking price)

2.3%

True gross yield (all-in)

1.8%

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
Bathrooms: 1
Building: 108 m²
Land: 24440 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.68
Visual Appeal
2.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.72
Payback Speed
0
STR Suitability
3

Description

T2 Estate in Poço de Gueino, São Bartolomeu de Messines – 24 440 m² The estate is to be renovated and features two bedrooms, situated on a large plot of 24 440 m². It is located in Poço de Gueino, in the municipality of Silves.    The property is in a calm area, with good access and a short distance to services and sh

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on RE/MAX Albufeira Praia →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Quinta in Rua Visconde de Messines, 636 M, São Bartolomeu de Messines

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
108 m²
Land Plot
24440 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+5.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$103K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.4%
$716/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
69.5 yr
Rental only

Property details

Energy: F
Condition: needs-renovation

Description

T2 Estate in Poço de Gueino, São Bartolomeu de Messines – 24 440 m² The estate is to be renovated and features two bedrooms, situated on a large plot of 24 440 m². It is located in Poço de Gueino, in the municipality of Silves.    The property is in a calm area, with good access and a short distance to services and sh

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$89/night
50% ($41)Brixfox estimate($89/night)200% ($163)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$8,589
Airbnb data$89/night · 57% occupancy
Rental income
$89/night · 57% occ.
$18,525
Running costs (20%)
Utilities, cleaning, maintenance
-$3,705
Income tax (10%)
Indonesian rental income tax
-$5,187
Property tax
Annual property tax
-$1,044
Net income
1.4% ROI
$8,589

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$596,739
IMT (transfer tax, investment schedule)$34,511
Imposto de Selo (stamp duty)$4,774
Notary & registration$1,359
Legal / due diligence$8,951
Total acquisition costs$49,595
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$105,652
($82,174–$129,130)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$770,301

Gross yield (asking)

3.1%

True gross yield (all-in)

2.4%

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.

$2.5M$1.9M$1.2M$620K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $549K
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$668K
+22%
Rental Income
+$42K
Total Position
$710K
+29%
5.3%/yr
Year 10
Capital Value
$813K
+48%
Rental Income
+$91K
Total Position
$903K
+65%
5.1%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$212K
Total Position
$1.4M
+158%
4.8%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$376K
Total Position
$2.2M
+293%
4.7%/yr

Location

Silves

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.4% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Average
$82 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
24440 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 24440 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 1.4% 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

37% occ.
1.2%
$616/mo
47% occ.
1.6%
$805/mo
57% occ.
2.0%
$994/mo
current
67% occ.
2.4%
$1,182/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.