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 Bvillamid-range

House in São Bartolomeu de Messines

Silves · Central Algarve ·

€499,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

34%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.2 months ago and is currently at 27% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €31,040/yr
Average Daily Rate: €251
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 48.2 years
5-yr Capital Value: €578,478
10-yr Capital Value: €670,614
Brixfox Score: 61.7 / 100
Comparable Properties: 6
Data Confidence: 79%
Search Radius: 2 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)

6.2%

True gross yield (all-in)

5.4%

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
8.28
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.39
Payback Speed
1
STR Suitability
4

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 this property on Togofor Homes →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Togofor Homes
3-bedroom freehold villa in Silves — photo 2 of 5
3-bedroom freehold villa in Silves — photo 3 of 5
3-bedroom freehold villa in Silves — photo 4 of 5
3-bedroom freehold villa in Silves — photo 5 of 5

House in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5784 Source verified · Togofor Homes · listed 2 Jun 2026
Asking price · Freehold
$542,391
Inquire — direct to agent
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
96 m²
Land
3600 m²
Brixfox Score 62 · BFinancial analysis ↓

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +45% · Low Jan -30%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 8.1% of price, auto-calculated
$43,997
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal fees$8,136
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
€
Furniture & STR launch· default ≈ $11,848/bedroom
€
All-in investment
$627,671
+15.7% over asking

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%3.5% · Silves 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Silves

Central Algarve, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.8% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$322 per night
Visual Appeal
Good
7/10 visual appeal
Size & Space
Strong
3600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $322 — positioned in the top tier
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 3.8% 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.
3.7%
$1,659/mo
40% occ.
4.9%
$2,212/mo
34% occ.
4.1%
$1,874/mo
current
44% occ.
5.4%
$2,427/mo
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.