Detached house in São Bartolomeu de Messines, Silves
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Grade B+villamid-range

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€480,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €24,503/yr
Average Daily Rate: €101
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 18.9 years
5-yr Capital Value: €630,713
10-yr Capital Value: €767,359
Brixfox Score: 74.4 / 100
Comparable Properties: 5
Data Confidence: 52%
Search Radius: 6 km

True Investment Cost

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

€562,875

+17.3% over asking

Asking price€480,000
IMT — Property transfer tax (investment schedule)€26,230
IS — Stamp duty (0.8%)€3,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,200
Total acquisition costs€38,520
Renovation (est. €55/m² × 221 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,155
(€6,630–€17,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€562,875

Gross yield (asking price)

5.1%

True gross yield (all-in)

4.4%

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: 3
Building: 221 m²
Land: 7380 m²
Style: portuguese-traditional
Condition: good
Year Built: 2022
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate facade trimpatterned floor tileshigh ceilings with accent colorwood-burning stove

Score Breakdown

ROI
15.9
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
8.5
Payback Speed
2
STR Suitability
3

Description

Detached single-storey villa, renovated with elegance, modernity and functionality. This stunning property offers three bedrooms, including a suite, and a total of three bathrooms, guaranteeing comfort and privacy. The kitchen, fully equipped and integrated in an open space with the living room, provides a spacious and

Location

📍 37.2731°N, 8.2130°W

· Silves, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in São Bartolomeu de Messines, Silves

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
221 m²
Land Plot
7380 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$90K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$1,907/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.8 yr
Rental only

Property details

Year built: 2022
Energy: C
Condition: good

Description

Detached single-storey villa, renovated with elegance, modernity and functionality. This stunning property offers three bedrooms, including a suite, and a total of three bathrooms, guaranteeing comfort and privacy. The kitchen, fully equipped and integrated in an open space with the living room, provides a spacious and

Income Breakdown

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Nightly Rate (ADR)
$148/night
50% ($68)Brixfox estimate($148/night)200% ($271)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$22,889
Airbnb data$148/night · 85% occupancy
Rental income
$148/night · 85% occ.
$45,773
Running costs (20%)
Utilities, cleaning, maintenance
-$9,155
Income tax (10%)
Indonesian rental income tax
-$12,816
Property tax
Annual property tax
-$913
Net income
4.4% ROI
$22,889

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$521,739
IMT (transfer tax, investment schedule)$28,511
Imposto de Selo (stamp duty)$4,174
Notary & registration$1,359
Legal / due diligence$7,826
Total acquisition costs$41,870
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,212
($7,207–$19,217)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$609,647

Gross yield (asking)

8.8%

True gross yield (all-in)

7.5%

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.

$2.9M$2.2M$1.5M$736K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $480K
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 18: 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
$584K
+22%
Rental Income
+$112K
Total Position
$696K
+45%
7.7%/yr
Year 10
Capital Value
$711K
+48%
Rental Income
+$241K
Total Position
$952K
+98%
7.1%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$566K
Total Position
$1.6M
+237%
6.3%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.0M
Total Position
$2.6M
+433%
5.7%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Good
$136 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
7380 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 85% — consistent booking demand
Generous 7380 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 4.4% is near the market average — model your cashflow carefully

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

65% occ.
4.5%
$1,966/mo
75% occ.
5.2%
$2,280/mo
85% occ.
6.0%
$2,594/mo
current
95% occ.
6.7%
$2,908/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.