Detached house in Rua Fonte Ferrenha, Nn, São Bartolomeu de Messines, Silves
Detached house in Rua Fonte Ferrenha, Nn, São Bartolomeu de Messines, Silves — image 2Detached house in Rua Fonte Ferrenha, Nn, São Bartolomeu de Messines, Silves — image 3Detached house in Rua Fonte Ferrenha, Nn, São Bartolomeu de Messines, Silves — image 4Detached house in Rua Fonte Ferrenha, Nn, São Bartolomeu de Messines, Silves — image 5
Grade Bvillabudget

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

Silves · Central Algarve ·

€260,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

30%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €12,334/yr
Average Daily Rate: €113
Payback Period: 26.2 years
5-yr Capital Value: €341,636
10-yr Capital Value: €415,653
Brixfox Score: 59 / 100
Comparable Properties: 16
Data Confidence: 64%
Search Radius: 10 km

True Investment Cost

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

€311,227

+19.7% over asking

Asking price€260,000
IMT — Property transfer tax (investment schedule)€9,197
IS — Stamp duty (0.8%)€2,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,900
Total acquisition costs€16,427
Renovation (est. €350/m² × 36 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€12,600
(€9,000–€16,200)
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)€311,227

Gross yield (asking price)

4.7%

True gross yield (all-in)

4.0%

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: 3
Bathrooms: 1
Building: 36 m²
Land: 29860 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

waterfront_access

Score Breakdown

ROI
13.65
Visual Appeal
7.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.99
Payback Speed
0
STR Suitability
3

Description

I am selling rustic land with 3 hectares, bordering the Funcho Dam, São Bartolomeu de Messines, municipality of Silves and district of Faro, Algarve. Ideal for placing a motorhome or mobile home. The land consists of: - fencing with plasticized netting and treated sticks; - 3 entrances for cars with automation and 1 pe

Location

📍 37.2644°N, 8.3802°W

· Silves, Algarve, Portugal

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

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

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
36 m²
Land Plot
29860 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 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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$49K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$736/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
32.0 yr
Rental only

Property details

Energy: D
Condition: fair

Description

I am selling rustic land with 3 hectares, bordering the Funcho Dam, São Bartolomeu de Messines, municipality of Silves and district of Faro, Algarve. Ideal for placing a motorhome or mobile home. The land consists of: - fencing with plasticized netting and treated sticks; - 3 entrances for cars with automation and 1 pe

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$164/night
50% ($76)Brixfox estimate($164/night)200% ($302)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$8,833
Airbnb data$164/night · 30% occupancy
Rental income
$164/night · 30% occ.
$17,937
Running costs (20%)
Utilities, cleaning, maintenance
-$3,587
Income tax (10%)
Indonesian rental income tax
-$5,022
Property tax
Annual property tax
-$495
Net income
3.1% ROI
$8,833

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$282,609
IMT (transfer tax, investment schedule)$9,997
Imposto de Selo (stamp duty)$2,261
Notary & registration$1,359
Legal / due diligence$4,239
Total acquisition costs$17,855
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$13,696
($9,783–$17,609)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$336,116

Gross yield (asking)

6.3%

True gross yield (all-in)

5.3%

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.

$1.4M$1.1M$707K$354K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $260K
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
$316K
+22%
Rental Income
+$43K
Total Position
$359K
+38%
6.7%/yr
Year 10
Capital Value
$385K
+48%
Rental Income
+$93K
Total Position
$478K
+84%
6.3%/yr
Year 20
Capital Value
$570K
+119%
Rental Income
+$218K
Total Position
$788K
+203%
5.7%/yr
Year 30
Capital Value
$843K
+224%
Rental Income
+$387K
Total Position
$1.2M
+373%
5.3%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.1% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Good
$151 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
29860 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 29860 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 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

30% occ.
4.3%
$1,009/mo
current
40% occ.
5.8%
$1,358/mo
30% occ.
4.3%
$1,005/mo
current
40% occ.
5.8%
$1,355/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.