Detached house, N264, São Bartolomeu de Messines, Silves
Detached house, N264, São Bartolomeu de Messines, Silves — image 2Detached house, N264, São Bartolomeu de Messines, Silves — image 3Detached house, N264, São Bartolomeu de Messines, Silves — image 4Detached house, N264, São Bartolomeu de Messines, Silves — image 5
Grade B+villabudget

Detached house, N264, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€225,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €17,681/yr
Average Daily Rate: €88
-6.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Budget finish (-12%)
Payback Period: 15.8 years
5-yr Capital Value: €295,647
10-yr Capital Value: €359,699
Brixfox Score: 66.9 / 100
Comparable Properties: 7
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€347,722

+54.5% over asking

Asking price€225,000
IMT — Property transfer tax (investment schedule)€6,747
IS — Stamp duty (0.8%)€1,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,375
Total acquisition costs€13,172
Renovation (est. €900/m² × 98 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€88,200
(€68,600–€107,800)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,350
All-in investment (incl. renovation & furnishing)€347,722

Gross yield (asking price)

7.9%

True gross yield (all-in)

5.1%

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: 98 m²
Land: 357 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rural settingmultiple buildingstraditional architecture

Score Breakdown

ROI
17.5
Visual Appeal
8
Ownership Security
13
Location
7.2
Land & Space
9.71
Rental Demand
5.51
Payback Speed
3
STR Suitability
3

Description

House T3 for sale.

Location

📍 37.2349°N, 8.2801°W

· Silves, Algarve, Portugal

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

Detached house, N264, São Bartolomeu de Messines, Silves

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

Grade B+ investment — short-term rental yields 5.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$42K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$1,076/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.9 yr
Rental only

Property details

Year built: 1951
Energy: F
Condition: needs-renovation

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$128/night
50% ($59)Brixfox estimate($128/night)200% ($235)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$12,915
Airbnb data$128/night · 55% occupancy
Rental income
$128/night · 55% occ.
$25,659
Running costs (20%)
Utilities, cleaning, maintenance
-$5,132
Income tax (10%)
Indonesian rental income tax
-$7,184
Property tax
Annual property tax
-$428
Net income
5.3% ROI
$12,915

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$244,565
IMT (transfer tax, investment schedule)$7,334
Imposto de Selo (stamp duty)$1,957
Notary & registration$1,359
Legal / due diligence$3,668
Total acquisition costs$14,317
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$95,870
($74,565–$117,174)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,033
All-in investment$375,785

Gross yield (asking)

10.5%

True gross yield (all-in)

6.8%

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.

$1.5M$1.1M$745K$372K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $225K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$274K
+22%
Rental Income
+$63K
Total Position
$337K
+50%
8.4%/yr
Year 10
Capital Value
$333K
+48%
Rental Income
+$136K
Total Position
$469K
+109%
7.6%/yr
Year 20
Capital Value
$493K
+119%
Rental Income
+$319K
Total Position
$812K
+261%
6.6%/yr
Year 30
Capital Value
$730K
+224%
Rental Income
+$565K
Total Position
$1.3M
+476%
6.0%/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
Good
5.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Average
$117 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Good
357 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
Occupancy at 55% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

35% occ.
4.5%
$918/mo
45% occ.
5.8%
$1,189/mo
55% occ.
7.2%
$1,461/mo
current
65% occ.
8.5%
$1,733/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.