Detached house in Messines de Baixo, 8375-046, São Bartolomeu de Messines, Silves, Faro, São Bartolomeu de Messines
Detached house in Messines de Baixo, 8375-046, São Bartolomeu de Messines, Silves, Faro, São Bartolomeu de Messines — image 2Detached house in Messines de Baixo, 8375-046, São Bartolomeu de Messines, Silves, Faro, São Bartolomeu de Messines — image 3Detached house in Messines de Baixo, 8375-046, São Bartolomeu de Messines, Silves, Faro, São Bartolomeu de Messines — image 4Detached house in Messines de Baixo, 8375-046, São Bartolomeu de Messines, Silves, Faro, São Bartolomeu de Messines — image 5
Grade B+villabudget

Detached house in Messines de Baixo, 8375-046, São Bartolomeu de Messines, Silves, Faro, São Bartolomeu de Messines

Silves · Central Algarve ·

€210,000

Asking Price (EUR)

9.0%

True Net Yield (Owner, all-in)

6.2%

True Net Yield (Managed, all-in)

13.8%

True Gross Yield

44%

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: €49,079/yr
Average Daily Rate: €303
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 5.3 years
5-yr Capital Value: €275,937
10-yr Capital Value: €335,719
Brixfox Score: 70.8 / 100
Comparable Properties: 4
Data Confidence: 53%
Search Radius: 6 km

True Investment Cost

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

€356,477

+69.8% over asking

Asking price€210,000
IMT — Property transfer tax (investment schedule)€5,697
IS — Stamp duty (0.8%)€1,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,150
Total acquisition costs€11,777
Renovation (est. €900/m² × 125 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€112,500
(€87,500–€137,500)
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)€356,477

Gross yield (asking price)

23.4%

True gross yield (all-in)

13.8%

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: 1
Building: 125 m²
Land: 360 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 2003
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
3.6
Ownership Security
13
Location
7.2
Land & Space
9.6
Rental Demand
4.43
Payback Speed
5
STR Suitability
3

Description

Three-bedroom house for sale on a 10-hectare plot – S. Bartolomeu de Messines Single-storey traditional Algarve house, set on a large plot of 10,280 m², ideal for those seeking tranquillity and close contact with nature. The property requires renovation work, offering excellent potential for value appreciation. The hou

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in Messines de Baixo, 8375-046, São Bartolomeu de Messines, Silves, Faro, São Bartolomeu de Messines

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
125 m²
Land Plot
360 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 16.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+19.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$39K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.0%
$3,040/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.3 yr
Rental only

Property details

Year built: 2003
Energy: Exempt
Condition: needs-renovation

Description

Three-bedroom house for sale on a 10-hectare plot – S. Bartolomeu de Messines Single-storey traditional Algarve house, set on a large plot of 10,280 m², ideal for those seeking tranquillity and close contact with nature. The property requires renovation work, offering excellent potential for value appreciation. The hou

Income Breakdown

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Nightly Rate (ADR)
$438/night
50% ($202)Brixfox estimate($438/night)200% ($807)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$36,474
Airbnb data$438/night · 44% occupancy
Rental income
$438/night · 44% occ.
$70,911
Running costs (20%)
Utilities, cleaning, maintenance
-$14,182
Income tax (10%)
Indonesian rental income tax
-$19,855
Property tax
Annual property tax
-$399
Net income
16.0% ROI
$36,474

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$228,261
IMT (transfer tax, investment schedule)$6,192
Imposto de Selo (stamp duty)$1,826
Notary & registration$1,359
Legal / due diligence$3,424
Total acquisition costs$12,801
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$122,283
($95,109–$149,457)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$385,301

Gross yield (asking)

31.1%

True gross yield (all-in)

18.4%

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.

$2.6M$2.0M$1.3M$655K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $210K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$255K
+22%
Rental Income
+$178K
Total Position
$434K
+107%
15.6%/yr
Year 10
Capital Value
$311K
+48%
Rental Income
+$385K
Total Position
$696K
+231%
12.7%/yr
Year 20
Capital Value
$460K
+119%
Rental Income
+$902K
Total Position
$1.4M
+548%
9.8%/yr
Year 30
Capital Value
$681K
+224%
Rental Income
+$1.6M
Total Position
$2.3M
+985%
8.3%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
16.0% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$403 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Good
360 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 16.0% — outperforms most villas in this market
Premium nightly rate of $403 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
14.5%
$2,767/mo
40% occ.
19.5%
$3,700/mo
44% occ.
21.6%
$4,103/mo
current
54% occ.
26.5%
$5,036/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.