Detached house in São Bartolomeu de Messines, Silves
Detached house in São Bartolomeu de Messines, Silves — image 2Detached house in São Bartolomeu de Messines, Silves — image 3Detached house in São Bartolomeu de Messines, Silves — image 4Detached house in São Bartolomeu de Messines, Silves — image 5
Grade B+villabudget

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€570,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €45,274/yr
Average Daily Rate: €326
-30.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%), Budget finish (-12%)
Payback Period: 15.5 years
5-yr Capital Value: €748,972
10-yr Capital Value: €911,238
Brixfox Score: 67.9 / 100
Comparable Properties: 3
Data Confidence: 54%
Search Radius: 6 km

True Investment Cost

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

€752,440

+32.0% over asking

Asking price€570,000
IMT — Property transfer tax (investment schedule)€33,430
IS — Stamp duty (0.8%)€4,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,550
Total acquisition costs€47,790
Renovation (est. €350/m² × 295 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€103,250
(€73,750–€132,750)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,400
All-in investment (incl. renovation & furnishing)€752,440

Gross yield (asking price)

7.9%

True gross yield (all-in)

6.0%

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: 5
Bathrooms: 2
Building: 295 m²
Land: 7040 m²
Style: dated
Condition: fair
Year Built: 1989
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolspacious outdoor patioupper-level balcony

Score Breakdown

ROI
17.7
Visual Appeal
8.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.81
Payback Speed
3
STR Suitability
3

Description

Detached House with Land and Swimming Pool near Silves – Stunning Countryside Views This excellent detached house is located in a quiet and peaceful area, just a few minutes from Silves, making it ideal as a permanent residence, holiday home or investment opportunity. The property is arranged over two floors, offerin

Location

📍 37.2279°N, 8.2396°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
5 Beds
Bathrooms
2 Baths
Built Area
295 m²
Land Plot
7040 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.4% 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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$107K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$2,785/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
18.5 yr
Rental only

Property details

Year built: 1989
Energy: D
Condition: fair

Description

Detached House with Land and Swimming Pool near Silves – Stunning Countryside Views This excellent detached house is located in a quiet and peaceful area, just a few minutes from Silves, making it ideal as a permanent residence, holiday home or investment opportunity. The property is arranged over two floors, offerin

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$477/night
50% ($220)Brixfox estimate($477/night)200% ($878)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$33,416
Airbnb data$477/night · 38% occupancy
Rental income
$477/night · 38% occ.
$66,346
Running costs (20%)
Utilities, cleaning, maintenance
-$13,269
Income tax (10%)
Indonesian rental income tax
-$18,577
Property tax
Annual property tax
-$1,084
Net income
5.4% ROI
$33,416

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$619,565
IMT (transfer tax, investment schedule)$36,337
Imposto de Selo (stamp duty)$4,957
Notary & registration$1,359
Legal / due diligence$9,293
Total acquisition costs$51,946
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$112,228
($80,163–$144,293)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$31,957
All-in investment$815,696

Gross yield (asking)

10.7%

True gross yield (all-in)

8.1%

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.

$3.8M$2.9M$1.9M$952K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $570K
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
$693K
+22%
Rental Income
+$163K
Total Position
$857K
+50%
8.5%/yr
Year 10
Capital Value
$844K
+48%
Rental Income
+$352K
Total Position
$1.2M
+110%
7.7%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$826K
Total Position
$2.1M
+264%
6.7%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.5M
Total Position
$3.3M
+481%
6.0%/yr

Location

Silves

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$439 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
7040 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $439 — positioned in the top tier
Generous 7040 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 38% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.7%
$2,959/mo
40% occ.
7.7%
$3,975/mo
38% occ.
7.3%
$3,780/mo
current
48% occ.
9.3%
$4,796/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.