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

Detached house in Rua de Messines de Baixo, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€99,900

Asking Price (EUR)

7.6%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

11.8%

True Gross Yield

66%

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: €17,541/yr
Average Daily Rate: €72
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 5.5 years
5-yr Capital Value: €131,267
10-yr Capital Value: €159,707
Brixfox Score: 70.5 / 100
Comparable Properties: 6
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€149,148

+49.3% over asking

Asking price€99,900
IMT — Property transfer tax (investment schedule)€999
IS — Stamp duty (0.8%)€799
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,500
Total acquisition costs€4,548
Renovation (est. €900/m² × 25 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€22,500
(€17,500–€27,500)
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)€149,148

Gross yield (asking price)

17.6%

True gross yield (all-in)

11.8%

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
Building: 25 m²
Land: 75 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional-tiled-roofrustic-exterior-walls

Score Breakdown

ROI
25
Visual Appeal
3.6
Ownership Security
13
Location
7.2
Land & Space
5.2
Rental Demand
8.5
Payback Speed
5
STR Suitability
3

Description

Fantastic House for Reconstruction in Messines de BaixoJust 16 minutes from Albufeira. This property has a 75 m² footprint, consisting of three rooms, ready for a renovation that will bring out its full potential. It also has a backyard of approximately 120 m², ideal for creating a pleasant and private outdoor area, as

Location

📍 37.2394°N, 8.2368°W

· Silves, Algarve, Portugal

View on RE/MAX Albufeira Smart →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua de Messines de Baixo, São Bartolomeu de Messines, Silves

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
25 m²
Land Plot
75 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 15.5% 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
+19.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$19K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.5%
$1,407/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
6.4 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

Fantastic House for Reconstruction in Messines de BaixoJust 16 minutes from Albufeira. This property has a 75 m² footprint, consisting of three rooms, ready for a renovation that will bring out its full potential. It also has a backyard of approximately 120 m², ideal for creating a pleasant and private outdoor area, as

Income Breakdown

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Nightly Rate (ADR)
$106/night
50% ($49)Brixfox estimate($106/night)200% ($195)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$16,879
Airbnb data$106/night · 85% occupancy
Rental income
$106/night · 85% occ.
$32,825
Running costs (20%)
Utilities, cleaning, maintenance
-$6,565
Income tax (10%)
Indonesian rental income tax
-$9,191
Property tax
Annual property tax
-$190
Net income
15.5% ROI
$16,879

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$108,587
IMT (transfer tax, investment schedule)$1,086
Imposto de Selo (stamp duty)$868
Notary & registration$1,359
Legal / due diligence$1,630
Total acquisition costs$4,943
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$24,457
($19,022–$29,891)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$159,943

Gross yield (asking)

30.2%

True gross yield (all-in)

20.5%

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.

$1.2M$917K$611K$306K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $100K
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
$122K
+22%
Rental Income
+$82K
Total Position
$204K
+104%
15.3%/yr
Year 10
Capital Value
$148K
+48%
Rental Income
+$178K
Total Position
$326K
+226%
12.6%/yr
Year 20
Capital Value
$219K
+119%
Rental Income
+$417K
Total Position
$636K
+537%
9.7%/yr
Year 30
Capital Value
$324K
+224%
Rental Income
+$739K
Total Position
$1.1M
+964%
8.2%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.5% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Average
$97 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
75 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 15.5% — outperforms most villas in this market
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
ADR of $97 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

65% occ.
16.0%
$1,448/mo
75% occ.
18.5%
$1,674/mo
85% occ.
21.0%
$1,899/mo
current
95% occ.
23.5%
$2,124/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.