Quinta in São Bartolomeu de Messines, Silves
Quinta in São Bartolomeu de Messines, Silves — image 2Quinta in São Bartolomeu de Messines, Silves — image 3Quinta in São Bartolomeu de Messines, Silves — image 4Quinta in São Bartolomeu de Messines, Silves — image 5
Grade C+villabudget

Quinta in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€15M

Asking Price (EUR)

0.1%

True Net Yield (Owner, all-in)

0.1%

True Net Yield (Managed, all-in)

0.2%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €29,738/yr
Average Daily Rate: €130
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 629.2 years
5-yr Capital Value: €19.7M
10-yr Capital Value: €24.0M
Brixfox Score: 52.3 / 100
Comparable Properties: 7
Data Confidence: 57%
Search Radius: 6 km

True Investment Cost

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

€16.8M

+12.1% over asking

Asking price€15M
IMT — Property transfer tax (investment schedule)€1.1M
IS — Stamp duty (0.8%)€120,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€225,000
Total acquisition costs€1.5M
Renovation (est. €900/m² × 360 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€324,000
(€252,000–€396,000)
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)€16.8M

Gross yield (asking price)

0.2%

True gross yield (all-in)

0.2%

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: 2
Bathrooms: 1
Building: 360 m²
Land: 803240 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional chapelexpansive rural landscape

Score Breakdown

ROI
7.18
Visual Appeal
3.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.28
Payback Speed
0
STR Suitability
3

Description

This magnificent terrain aims to be a Theme Park. The theme was called Discoveries and Oceans. It came to be considered a project of public interest by the Municipality of Silves. With the entry of the 2008 crisis, although about €200,000 was spent on geological studies, surveys and projects, there were many limitation

Location

📍 37.2576°N, 8.2852°W

· Silves, Algarve, Portugal

View on Villas Key →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Quinta in São Bartolomeu de Messines, Silves

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
360 m²
Land Plot
803240 m²
Tenure
Freehold
Yield Curve Status

Grade C+ — 4%/yr capital appreciation in Silves.

Go to Source via Idealista.pt

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+3.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$2.8M in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.0%
$-512/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

This magnificent terrain aims to be a Theme Park. The theme was called Discoveries and Oceans. It came to be considered a project of public interest by the Municipality of Silves. With the entry of the 2008 crisis, although about €200,000 was spent on geological studies, surveys and projects, there were many limitation

Income Breakdown

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Nightly Rate (ADR)
$188/night
50% ($86)Brixfox estimate($188/night)200% ($345)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$-6,143
Airbnb data$188/night · 63% occupancy
Rental income
$188/night · 63% occ.
$43,058
Running costs (20%)
Utilities, cleaning, maintenance
-$8,612
Income tax (10%)
Indonesian rental income tax
-$12,056
Property tax
Annual property tax
-$28,533
Net income
-0.0% ROI
$-6,143

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$16,304,348
IMT (transfer tax, investment schedule)$1,222,826
Imposto de Selo (stamp duty)$130,435
Notary & registration$1,359
Legal / due diligence$244,565
Total acquisition costs$1,599,185
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$352,174
($273,913–$430,435)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$18,274,022

Gross yield (asking)

0.3%

True gross yield (all-in)

0.2%

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.

$52.5M$39.4M$26.3M$13.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $15.0M
Capital appreciation
Property value growing at +4%/yr based on Silves market trends.
Year 5
Capital Value
$18.2M
+22%
Year 10
Capital Value
$22.2M
+48%
Year 20
Capital Value
$32.9M
+119%
Year 30
Capital Value
$48.7M
+224%

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
-0.0% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Good
$173 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
803240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 803240 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 -0.0% 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

43% occ.
-0.0%
$-666/mo
53% occ.
-0.0%
$-266/mo
63% occ.
0.0%
$134/mo
current
73% occ.
0.0%
$534/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.