Detached house in Rua de Fonte Ferrenha, 2, São Bartolomeu de Messines, Silves
Detached house in Rua de Fonte Ferrenha, 2, São Bartolomeu de Messines, Silves — image 2Detached house in Rua de Fonte Ferrenha, 2, São Bartolomeu de Messines, Silves — image 3Detached house in Rua de Fonte Ferrenha, 2, São Bartolomeu de Messines, Silves — image 4Detached house in Rua de Fonte Ferrenha, 2, São Bartolomeu de Messines, Silves — image 5
Grade Bvillamid-range

Detached house in Rua de Fonte Ferrenha, 2, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€450,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

21%

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 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €14,783/yr
Average Daily Rate: €193
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 37.7 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 58.9 / 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.

€523,405

+16.3% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 105 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,775
(€3,150–€8,400)
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)€523,405

Gross yield (asking price)

3.3%

True gross yield (all-in)

2.8%

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: 2
Building: 105 m²
Land: 18250 m²
Style: portuguese-traditional
Condition: good
Year Built: 1960
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tileswhitewashed exterior with blue trimlush terraced gardensriver/lake views

Score Breakdown

ROI
10.77
Visual Appeal
10.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.1
Payback Speed
0
STR Suitability
3

Description

Beautiful, detached country house, directly on the lake (Barragem do Funcho) - waterfront property. It is a classic, solid, Portuguese house with 50cm-thick exterior walls, making it very well insulated. The roof is additionally insulated with cork. The property is planted with orange, lemon, pomegranate, olive, and o

Location

📍 37.2860°N, 8.3240°W

· Silves, Algarve, Portugal

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

Detached house in Rua de Fonte Ferrenha, 2, São Bartolomeu de Messines, Silves

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
105 m²
Land Plot
18250 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$84K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$862/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
47.3 yr
Rental only

Property details

Year built: 1960
Energy: B
Condition: good

Description

Beautiful, detached country house, directly on the lake (Barragem do Funcho) - waterfront property. It is a classic, solid, Portuguese house with 50cm-thick exterior walls, making it very well insulated. The roof is additionally insulated with cork. The property is planted with orange, lemon, pomegranate, olive, and o

Income Breakdown

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Nightly Rate (ADR)
$281/night
50% ($129)Brixfox estimate($281/night)200% ($518)
Occupancy
21%
10%Brixfox estimate(21%)100%

Short-Term Rental

Yearly income
$10,343
Airbnb data$281/night · 21% occupancy
Rental income
$281/night · 21% occ.
$21,536
Running costs (20%)
Utilities, cleaning, maintenance
-$4,307
Income tax (10%)
Indonesian rental income tax
-$6,030
Property tax
Annual property tax
-$856
Net income
2.1% ROI
$10,343

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,277
($3,424–$9,130)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$566,745

Gross yield (asking)

4.4%

True gross yield (all-in)

3.8%

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.

$2.2M$1.6M$1.1M$550K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 30: rental income alone has repaid the full purchase price.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$51K
Total Position
$598K
+33%
5.9%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$109K
Total Position
$775K
+72%
5.6%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$256K
Total Position
$1.2M
+176%
5.2%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$453K
Total Position
$1.9M
+325%
4.9%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Weak
21% average occupancy
Nightly Rate
Strong
$259 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
18250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $259 — positioned in the top tier
Generous 18250 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 2.1% is below 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

30% occ.
4.2%
$1,726/mo
40% occ.
5.7%
$2,325/mo
21% occ.
2.9%
$1,185/mo
current
31% occ.
4.4%
$1,784/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.