Semi-detached house in São Bartolomeu de Messines
Semi-detached house in São Bartolomeu de Messines — image 2Semi-detached house in São Bartolomeu de Messines — image 3Semi-detached house in São Bartolomeu de Messines — image 4Semi-detached house in São Bartolomeu de Messines — image 5
Grade Bvillabudget

Semi-detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€525,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

67%

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: €19,751/yr
Average Daily Rate: €81
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 26.2 years
5-yr Capital Value: €689,842
10-yr Capital Value: €839,299
Brixfox Score: 57.2 / 100
Comparable Properties: 5
Data Confidence: 47%
Search Radius: 6 km

True Investment Cost

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

€682,755

+30.0% over asking

Asking price€525,000
IMT — Property transfer tax (investment schedule)€29,830
IS — Stamp duty (0.8%)€4,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,875
Total acquisition costs€43,155
Renovation (est. €350/m² × 264 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€92,400
(€66,000–€118,800)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€682,755

Gross yield (asking price)

3.8%

True gross yield (all-in)

2.9%

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: 264 m²
Land: 245 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor barbecue areatraditional Portuguese facade with balconies

Score Breakdown

ROI
13.64
Visual Appeal
6.8
Ownership Security
13
Location
7.2
Land & Space
5.16
Rental Demand
8.45
Payback Speed
0
STR Suitability
3

Description

Spacious 3 Bedroom Villa Campilhos - Messines. This spacious semi-detached Villa is situated in an Urbanization in Campilhos, a few Minutes drive from Messines. The accommodation comprises of a garage and a toilet on the ground floor with capacity to park 4 cars. On the first floor there is a lounge/dining room with fi

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Minita Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Semi-detached house in São Bartolomeu de Messines

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

Grade B investment — short-term rental yields 3.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$99K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$1,482/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
32.1 yr
Rental only

Property details

Energy: In process
Condition: fair

Description

Spacious 3 Bedroom Villa Campilhos - Messines. This spacious semi-detached Villa is situated in an Urbanization in Campilhos, a few Minutes drive from Messines. The accommodation comprises of a garage and a toilet on the ground floor with capacity to park 4 cars. On the first floor there is a lounge/dining room with fi

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$117/night
50% ($54)Brixfox estimate($117/night)200% ($216)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$17,790
Airbnb data$117/night · 85% occupancy
Rental income
$117/night · 85% occ.
$36,132
Running costs (20%)
Utilities, cleaning, maintenance
-$7,226
Income tax (10%)
Indonesian rental income tax
-$10,117
Property tax
Annual property tax
-$999
Net income
3.1% ROI
$17,790

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$570,652
IMT (transfer tax, investment schedule)$32,424
Imposto de Selo (stamp duty)$4,565
Notary & registration$1,359
Legal / due diligence$8,560
Total acquisition costs$46,908
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$100,435
($71,739–$129,130)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$739,951

Gross yield (asking)

6.3%

True gross yield (all-in)

4.9%

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.

$2.9M$2.1M$1.4M$713K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $525K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$639K
+22%
Rental Income
+$87K
Total Position
$726K
+38%
6.7%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$188K
Total Position
$965K
+84%
6.3%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$440K
Total Position
$1.6M
+203%
5.7%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$779K
Total Position
$2.5M
+373%
5.3%/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
Average
3.1% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Average
$108 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Average
245 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 85% — consistent booking demand
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.1% 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

65% occ.
3.2%
$1,526/mo
75% occ.
3.7%
$1,775/mo
85% occ.
4.3%
$2,025/mo
current
95% occ.
4.8%
$2,274/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.