House in São Bartolomeu de Messines
House in São Bartolomeu de Messines — image 2House in São Bartolomeu de Messines — image 3House in São Bartolomeu de Messines — image 4House in São Bartolomeu de Messines — image 5
Grade B+villamid-range

House in São Bartolomeu de Messines

Silves · Central Algarve ·

€499,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.2%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €24,598/yr
Average Daily Rate: €113
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 25.0 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 67.9 / 100
Comparable Properties: 6
Data Confidence: 42%
Search Radius: 6 km

True Investment Cost

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

€579,457

+16.1% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €55/m² × 96 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,280
(€2,880–€7,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€579,457

Gross yield (asking price)

4.9%

True gross yield (all-in)

4.2%

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: 3
Bathrooms: 2
Building: 96 m²
Land: 3600 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
Energy Certificate: F
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white and blue architecturestone wall landscapingoutdoor lounge area by pool

Score Breakdown

ROI
13.93
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.96
Payback Speed
0
STR Suitability
3

Description

3 Bedroom Village House with Pool set within the Rolling Hills near Messines •Living Area from 96m², Construction Area 96m² •Plot 3600m² •Year of Construction Pre 1951 •3 Bedrooms, 2 bathrooms •Distance from beach 25km This is an authentic Portuguese style 3-bedroom country house on a large plot. The interior is fini

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Togofor Homes →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in São Bartolomeu de Messines

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
96 m²
Land Plot
3600 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$94K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.3%
$1,480/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
30.5 yr
Rental only

Property details

Year built: 1951
Energy: F
Condition: good

Description

3 Bedroom Village House with Pool set within the Rolling Hills near Messines •Living Area from 96m², Construction Area 96m² •Plot 3600m² •Year of Construction Pre 1951 •3 Bedrooms, 2 bathrooms •Distance from beach 25km This is an authentic Portuguese style 3-bedroom country house on a large plot. The interior is fini

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$165/night
50% ($76)Brixfox estimate($165/night)200% ($304)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$17,763
Airbnb data$165/night · 60% occupancy
Rental income
$165/night · 60% occ.
$35,985
Running costs (20%)
Utilities, cleaning, maintenance
-$7,197
Income tax (10%)
Indonesian rental income tax
-$10,076
Property tax
Annual property tax
-$949
Net income
3.3% ROI
$17,763

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$542,391
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal / due diligence$8,136
Total acquisition costs$43,997
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,739
($3,130–$8,348)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$627,671

Gross yield (asking)

6.6%

True gross yield (all-in)

5.7%

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.

$2.8M$2.1M$1.4M$689K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $499K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$607K
+22%
Rental Income
+$87K
Total Position
$694K
+39%
6.8%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$187K
Total Position
$926K
+86%
6.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$439K
Total Position
$1.5M
+207%
5.8%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$777K
Total Position
$2.4M
+380%
5.4%/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
Average
3.3% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Good
$152 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
3600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 3600 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 3.3% 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

40% occ.
2.9%
$1,316/mo
50% occ.
3.7%
$1,668/mo
60% occ.
4.5%
$2,020/mo
current
70% occ.
5.2%
$2,372/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.