Detached house in São Bartolomeu de Messines, Silves
Detached house in São Bartolomeu de Messines, Silves — image 2Detached house in São Bartolomeu de Messines, Silves — image 3Detached house in São Bartolomeu de Messines, Silves — image 4Detached house in São Bartolomeu de Messines, Silves — image 5
Grade B+villamid-range

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€215,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €22,066/yr
Average Daily Rate: €91
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 9.3 years
5-yr Capital Value: €282,507
10-yr Capital Value: €343,713
Brixfox Score: 72.6 / 100
Comparable Properties: 4
Data Confidence: 56%
Search Radius: 4 km

True Investment Cost

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

€257,337

+19.7% over asking

Asking price€215,000
IMT — Property transfer tax (investment schedule)€6,047
IS — Stamp duty (0.8%)€1,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,225
Total acquisition costs€12,242
Renovation (est. €55/m² × 59 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,245
(€1,770–€4,720)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€257,337

Gross yield (asking price)

10.3%

True gross yield (all-in)

8.6%

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: 2
Bathrooms: 1
Building: 59 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beamstraditional exterior facadetiled backsplash in kitchen

Score Breakdown

ROI
24.3
Visual Appeal
9.4
Ownership Security
13
Location
7.2
Land & Space
3.18
Rental Demand
8.5
Payback Speed
4
STR Suitability
3

Description

Located on a quiet cul-de-sac, this charming rustic villa in Messines is ideal for those seeking a calm, welcoming environment with true Algarvian identity. The combination of traditional elements with functional comfort gives the house a unique character, where every detail invites you to enjoy a serene and authentic

Location

📍 37.2404°N, 8.2350°W

· Silves, Algarve, Portugal

View on Imperiohome Real Estates →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in São Bartolomeu de Messines, Silves

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
59 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 9.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$40K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.2%
$1,785/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.9 yr
Rental only

Property details

Energy: Exempt
Condition: good

Description

Located on a quiet cul-de-sac, this charming rustic villa in Messines is ideal for those seeking a calm, welcoming environment with true Algarvian identity. The combination of traditional elements with functional comfort gives the house a unique character, where every detail invites you to enjoy a serene and authentic

Income Breakdown

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Nightly Rate (ADR)
$135/night
50% ($62)Brixfox estimate($135/night)200% ($249)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$21,424
Airbnb data$135/night · 85% occupancy
Rental income
$135/night · 85% occ.
$41,987
Running costs (20%)
Utilities, cleaning, maintenance
-$8,397
Income tax (10%)
Indonesian rental income tax
-$11,756
Property tax
Annual property tax
-$409
Net income
9.2% ROI
$21,424

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$233,696
IMT (transfer tax, investment schedule)$6,573
Imposto de Selo (stamp duty)$1,870
Notary & registration$1,359
Legal / due diligence$3,505
Total acquisition costs$13,307
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,527
($1,924–$5,130)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$277,540

Gross yield (asking)

18.0%

True gross yield (all-in)

15.1%

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.

$1.9M$1.4M$940K$470K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $215K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$262K
+22%
Rental Income
+$105K
Total Position
$366K
+70%
11.2%/yr
Year 10
Capital Value
$318K
+48%
Rental Income
+$226K
Total Position
$544K
+153%
9.7%/yr
Year 20
Capital Value
$471K
+119%
Rental Income
+$530K
Total Position
$1.0M
+365%
8.0%/yr
Year 30
Capital Value
$697K
+224%
Rental Income
+$938K
Total Position
$1.6M
+660%
7.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.2% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Good
$125 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.2% — 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
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

65% occ.
9.4%
$1,839/mo
75% occ.
10.9%
$2,127/mo
85% occ.
12.4%
$2,415/mo
current
95% occ.
13.9%
$2,703/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.