Detached house in Rua de Corchiças, São Bartolomeu de Messines
Detached house in Rua de Corchiças, São Bartolomeu de Messines — image 2Detached house in Rua de Corchiças, São Bartolomeu de Messines — image 3Detached house in Rua de Corchiças, São Bartolomeu de Messines — image 4Detached house in Rua de Corchiças, São Bartolomeu de Messines — image 5
Grade B+villamid-range

Detached house in Rua de Corchiças, São Bartolomeu de Messines

Silves · Central Algarve ·

€775,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

23%

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: €63,278/yr
Average Daily Rate: €768
Payback Period: 15.7 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 68 / 100
Comparable Properties: 3
Data Confidence: 54%
Search Radius: 15 km

True Investment Cost

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

€906,450

+17.0% over asking

Asking price€775,000
IMT — Property transfer tax (investment schedule)€46,500
IS — Stamp duty (0.8%)€6,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,625
Total acquisition costs€65,575
Renovation (est. €55/m² × 275 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,125
(€8,250–€22,000)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,750
All-in investment (incl. renovation & furnishing)€906,450

Gross yield (asking price)

8.2%

True gross yield (all-in)

7.0%

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: 6
Bathrooms: 5
Building: 275 m²
Land: 1375 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

bright yellow exteriortiled swimming poolstone retaining walls

Score Breakdown

ROI
17.58
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.26
Payback Speed
3
STR Suitability
3

Description

TWO INDEPENDENT HOUSES ON THE SAME PLOT | RESIDENCE + INCOME Located in São Bartolomeu de Messines, this unique property offers two independent houses on the same plot, providing a rare combination of residence and income. Whether for living in one house and renting out the other, hosting family, or investing, this i

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua de Corchiças, São Bartolomeu de Messines

Inventory
6 Beds
Bathrooms
5 Baths
Built Area
275 m²
Land Plot
1375 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.5% 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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$145K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$3,839/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.3 yr
Rental only

Property details

Year built: 1951
Energy: B
Condition: good

Description

TWO INDEPENDENT HOUSES ON THE SAME PLOT | RESIDENCE + INCOME Located in São Bartolomeu de Messines, this unique property offers two independent houses on the same plot, providing a rare combination of residence and income. Whether for living in one house and renting out the other, hosting family, or investing, this i

Income Breakdown

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Nightly Rate (ADR)
$1,109/night
50% ($510)Brixfox estimate($1,109/night)200% ($2041)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Yearly income
$46,066
Airbnb data$1,109/night · 23% occupancy
Rental income
$1,109/night · 23% occ.
$91,423
Running costs (20%)
Utilities, cleaning, maintenance
-$18,285
Income tax (10%)
Indonesian rental income tax
-$25,598
Property tax
Annual property tax
-$1,474
Net income
5.5% ROI
$46,066

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$842,391
IMT (transfer tax, investment schedule)$50,543
Imposto de Selo (stamp duty)$6,739
Notary & registration$1,359
Legal / due diligence$12,636
Total acquisition costs$71,277
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,440
($8,967–$23,913)
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$52,989
All-in investment$983,098

Gross yield (asking)

10.9%

True gross yield (all-in)

9.3%

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.

$5.2M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $775K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$943K
+22%
Rental Income
+$225K
Total Position
$1.2M
+51%
8.5%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$486K
Total Position
$1.6M
+111%
7.7%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.1M
Total Position
$2.8M
+266%
6.7%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$2.0M
Total Position
$4.5M
+485%
6.1%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Strong
$1021 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1375 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1021 — positioned in the top tier
Generous 1375 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
Occupancy at 23% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
9.9%
$6,963/mo
40% occ.
13.3%
$9,324/mo
23% occ.
7.4%
$5,210/mo
current
33% occ.
10.8%
$7,572/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.