T2 flat, N124, São Bartolomeu de Messines, Silves
T2 flat, N124, São Bartolomeu de Messines, Silves — image 2T2 flat, N124, São Bartolomeu de Messines, Silves — image 3T2 flat, N124, São Bartolomeu de Messines, Silves — image 4T2 flat, N124, São Bartolomeu de Messines, Silves — image 5
Grade Bapartmentbudget

T2 flat, N124, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€280,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

54%

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: €17,134/yr
Average Daily Rate: €87
Payback Period: 20.4 years
5-yr Capital Value: €367,916
10-yr Capital Value: €447,626
Brixfox Score: 57.9 / 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.

€332,987

+18.9% over asking

Asking price€280,000
IMT — Property transfer tax (investment schedule)€10,597
IS — Stamp duty (0.8%)€2,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,200
Total acquisition costs€18,287
Renovation (est. €350/m² × 51 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€17,850
(€12,750–€22,950)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€332,987

Gross yield (asking price)

6.1%

True gross yield (all-in)

5.1%

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: 51 m²
Style: dated
Condition: fair
Year Built: 1990
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.33
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
3.02
Rental Demand
5.39
Payback Speed
1
STR Suitability
3

Description

Condo/Apartment T2 for sale.

Location

📍 37.2572°N, 8.2965°W

· Silves, Algarve, Portugal

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

T2 flat, N124, São Bartolomeu de Messines, Silves

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

Grade B investment — short-term rental yields 4.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+7.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$53K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.1%
$1,031/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.6 yr
Rental only

Property details

Year built: 1990
Energy: D
Condition: fair

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$126/night
50% ($58)Brixfox estimate($126/night)200% ($232)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$12,367
Airbnb data$126/night · 54% occupancy
Rental income
$126/night · 54% occ.
$24,808
Running costs (20%)
Utilities, cleaning, maintenance
-$4,962
Income tax (10%)
Indonesian rental income tax
-$6,946
Property tax
Annual property tax
-$533
Net income
4.1% ROI
$12,367

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$304,348
IMT (transfer tax, investment schedule)$11,518
Imposto de Selo (stamp duty)$2,435
Notary & registration$1,359
Legal / due diligence$4,565
Total acquisition costs$19,877
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$19,402
($13,859–$24,946)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$361,942

Gross yield (asking)

8.2%

True gross yield (all-in)

6.9%

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.

$1.7M$1.3M$833K$417K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $280K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$341K
+22%
Rental Income
+$60K
Total Position
$401K
+43%
7.5%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$130K
Total Position
$545K
+95%
6.9%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$306K
Total Position
$919K
+228%
6.1%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$541K
Total Position
$1.4M
+418%
5.6%/yr

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
Average
4.1% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Average
$116 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.1% 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

34% occ.
3.4%
$866/mo
44% occ.
4.5%
$1,134/mo
54% occ.
5.5%
$1,403/mo
current
64% occ.
6.6%
$1,671/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.