Quinta, Ic1, São Bartolomeu de Messines, Silves
Quinta, Ic1, São Bartolomeu de Messines, Silves — image 2Quinta, Ic1, São Bartolomeu de Messines, Silves — image 3Quinta, Ic1, São Bartolomeu de Messines, Silves — image 4Quinta, Ic1, São Bartolomeu de Messines, Silves — image 5
Grade Bvillamid-range

Quinta, Ic1, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€2.2M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

1.2%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €30,098/yr
Average Daily Rate: €124
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 71.2 years
5-yr Capital Value: €2.9M
10-yr Capital Value: €3.5M
Brixfox Score: 64.9 / 100
Comparable Properties: 4
Data Confidence: 51%
Search Radius: 6 km

True Investment Cost

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

€2.5M

+12.5% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€165,000
IS — Stamp duty (0.8%)€17,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€33,000
Total acquisition costs€216,850
Renovation (est. €55/m² × 440 m²)
Light touch-ups — paint, fixtures, deep clean.		€24,200
(€13,200–€35,200)
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)€2.5M

Gross yield (asking price)

1.4%

True gross yield (all-in)

1.2%

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: 3
Bathrooms: 2
Building: 440 m²
Land: 220000 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive agricultural landtraditional farmhousesirrigation tank/pool

Score Breakdown

ROI
9.04
Visual Appeal
12.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
8.5
Payback Speed
0
STR Suitability
3

Description

22‑Hectare Property in São Bartolomeu de Messines – Unique Investment Opportunity in the Algarve Strategic Location Situated in a tranquil and picturesque area of the Algarve; Direct access to the motorway, with quick connections to Faro, Albufeira and Lisbon; Region in continuous appreciation, ideal for long‑term inv

Location

📍 37.2444°N, 8.2768°W

· Silves, Algarve, Portugal

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

Quinta, Ic1, São Bartolomeu de Messines, Silves

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
440 m²
Land Plot
220000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+4.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$413K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.0%
$2,070/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
96.3 yr
Rental only

Property details

Year built: 1988
Energy: F
Condition: good

Description

22‑Hectare Property in São Bartolomeu de Messines – Unique Investment Opportunity in the Algarve Strategic Location Situated in a tranquil and picturesque area of the Algarve; Direct access to the motorway, with quick connections to Faro, Albufeira and Lisbon; Region in continuous appreciation, ideal for long‑term inv

Income Breakdown

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Nightly Rate (ADR)
$180/night
50% ($83)Brixfox estimate($180/night)200% ($331)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$24,836
Airbnb data$180/night · 85% occupancy
Rental income
$180/night · 85% occ.
$55,810
Running costs (20%)
Utilities, cleaning, maintenance
-$11,162
Income tax (10%)
Indonesian rental income tax
-$15,627
Property tax
Annual property tax
-$4,185
Net income
1.0% ROI
$24,836

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$2,391,304
IMT (transfer tax, investment schedule)$179,348
Imposto de Selo (stamp duty)$19,130
Notary & registration$1,359
Legal / due diligence$35,870
Total acquisition costs$235,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$26,304
($14,348–$38,261)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$2,688,859

Gross yield (asking)

2.3%

True gross yield (all-in)

2.1%

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.

$9.5M$7.1M$4.7M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.2M
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.7M
+22%
Rental Income
+$121K
Total Position
$2.8M
+27%
4.9%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$262K
Total Position
$3.5M
+60%
4.8%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$614K
Total Position
$5.4M
+147%
4.6%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$1.1M
Total Position
$8.2M
+274%
4.5%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.0% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Good
$166 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
220000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 85% — consistent booking demand
Generous 220000 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 1.0% is below 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.
1.1%
$2,141/mo
75% occ.
1.3%
$2,524/mo
85% occ.
1.5%
$2,907/mo
current
95% occ.
1.7%
$3,290/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.