Detached house in 8375-081 salvador simão, São Bartolomeu de Messines
Detached house in 8375-081 salvador simão, São Bartolomeu de Messines — image 2Detached house in 8375-081 salvador simão, São Bartolomeu de Messines — image 3Detached house in 8375-081 salvador simão, São Bartolomeu de Messines — image 4Detached house in 8375-081 salvador simão, São Bartolomeu de Messines — image 5
Grade Bvillamid-range

Detached house in 8375-081 salvador simão, São Bartolomeu de Messines

Silves · Central Algarve ·

€425,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

67%

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: €26,473/yr
Average Daily Rate: €109
Payback Period: 18.6 years
5-yr Capital Value: €558,444
10-yr Capital Value: €679,432
Brixfox Score: 64.3 / 100
Comparable Properties: 4
Data Confidence: 55%
Search Radius: 10 km

True Investment Cost

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

€500,560

+17.8% over asking

Asking price€425,000
IMT — Property transfer tax (investment schedule)€21,830
IS — Stamp duty (0.8%)€3,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,375
Total acquisition costs€32,855
Renovation (est. €55/m² × 191 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,505
(€5,730–€15,280)
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)€500,560

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.3%

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: 191 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed stone wallwooden beamed ceilingstraditional blue doors

Score Breakdown

ROI
16.07
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
5.82
Rental Demand
7.22
Payback Speed
2
STR Suitability
3

Description

Detached house with 1400m² of land, located in Vale Figueira, close to São Bartolomeu de Messines. Set in a tranquil environment and surrounded by nature, this property offers privacy, comfort, and excellent space. The villa features rustic decoration, with good finishes that respect the traditional character of the r

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in 8375-081 salvador simão, São Bartolomeu de Messines

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

Grade B investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$80K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$1,725/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.3 yr
Rental only

Property details

Energy: E
Condition: good

Description

Detached house with 1400m² of land, located in Vale Figueira, close to São Bartolomeu de Messines. Set in a tranquil environment and surrounded by nature, this property offers privacy, comfort, and excellent space. The villa features rustic decoration, with good finishes that respect the traditional character of the r

Income Breakdown

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Nightly Rate (ADR)
$157/night
50% ($72)Brixfox estimate($157/night)200% ($289)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$20,696
Airbnb data$157/night · 72% occupancy
Rental income
$157/night · 72% occ.
$41,354
Running costs (20%)
Utilities, cleaning, maintenance
-$8,271
Income tax (10%)
Indonesian rental income tax
-$11,579
Property tax
Annual property tax
-$808
Net income
4.5% ROI
$20,696

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$461,957
IMT (transfer tax, investment schedule)$23,728
Imposto de Selo (stamp duty)$3,696
Notary & registration$1,359
Legal / due diligence$6,929
Total acquisition costs$35,712
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,418
($6,228–$16,609)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$541,913

Gross yield (asking)

9.0%

True gross yield (all-in)

7.6%

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$657K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $425K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$517K
+22%
Rental Income
+$101K
Total Position
$618K
+45%
7.8%/yr
Year 10
Capital Value
$629K
+48%
Rental Income
+$218K
Total Position
$847K
+99%
7.1%/yr
Year 20
Capital Value
$931K
+119%
Rental Income
+$512K
Total Position
$1.4M
+239%
6.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$906K
Total Position
$2.3M
+437%
5.8%/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
4.5% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Good
$144 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% 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

52% occ.
4.4%
$1,676/mo
62% occ.
5.2%
$2,011/mo
72% occ.
6.1%
$2,345/mo
current
82% occ.
7.0%
$2,679/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.