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 ·

€585,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

13%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €38,292/yr
Average Daily Rate: €824
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 19.1 years
5-yr Capital Value: €768,681
10-yr Capital Value: €935,218
Brixfox Score: 67.1 / 100
Comparable Properties: 9
Data Confidence: 61%
Search Radius: 10 km

True Investment Cost

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

€687,600

+17.5% over asking

Asking price€585,000
IMT — Property transfer tax (investment schedule)€34,630
IS — Stamp duty (0.8%)€4,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,775
Total acquisition costs€49,335
Renovation (est. €55/m² × 143 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,865
(€4,290–€11,440)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€687,600

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.6%

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: 5
Bathrooms: 4
Building: 143 m²
Land: 2619 m²
Style: contemporary
Condition: good
Year Built: 1983
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level architectureseparate guesthouse/annexlarge outdoor patio areas

Score Breakdown

ROI
15.85
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
1.27
Payback Speed
2
STR Suitability
3

Description

Unique Property: 3 Independent Dwellings with Swimming Pool on 2,619 m². Ideal for a family project or investment opportunity Discover this rare, fully renovated property set in a მშვიდ and green environment. It comprises three independent dwellings, offering excellent flexibility. Main house (119 m²) Bright and spac

Location

📍 37.2040°N, 8.3432°W

· Silves, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in São Bartolomeu de Messines, Silves

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
143 m²
Land Plot
2619 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.4% 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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$110K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$2,310/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
22.9 yr
Rental only

Property details

Year built: 1983
Energy: D
Condition: good

Description

Unique Property: 3 Independent Dwellings with Swimming Pool on 2,619 m². Ideal for a family project or investment opportunity Discover this rare, fully renovated property set in a მშვიდ and green environment. It comprises three independent dwellings, offering excellent flexibility. Main house (119 m²) Bright and spac

Income Breakdown

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Nightly Rate (ADR)
$1,193/night
50% ($549)Brixfox estimate($1,193/night)200% ($2196)
Occupancy
13%
10%Brixfox estimate(13%)100%

Short-Term Rental

Yearly income
$27,718
Airbnb data$1,193/night · 13% occupancy
Rental income
$1,193/night · 13% occ.
$55,443
Running costs (20%)
Utilities, cleaning, maintenance
-$11,089
Income tax (10%)
Indonesian rental income tax
-$15,524
Property tax
Annual property tax
-$1,113
Net income
4.4% ROI
$27,718

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$635,870
IMT (transfer tax, investment schedule)$37,641
Imposto de Selo (stamp duty)$5,087
Notary & registration$1,359
Legal / due diligence$9,538
Total acquisition costs$53,625
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,549
($4,663–$12,435)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$745,217

Gross yield (asking)

8.7%

True gross yield (all-in)

7.4%

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.

$3.6M$2.7M$1.8M$894K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $585K
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
$712K
+22%
Rental Income
+$135K
Total Position
$847K
+45%
7.7%/yr
Year 10
Capital Value
$866K
+48%
Rental Income
+$292K
Total Position
$1.2M
+98%
7.1%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$685K
Total Position
$2.0M
+236%
6.3%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.2M
Total Position
$3.1M
+432%
5.7%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Weak
13% average occupancy
Nightly Rate
Strong
$1098 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
2619 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1098 — positioned in the top tier
Generous 2619 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 4.4% 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.
14.2%
$7,529/mo
40% occ.
19.0%
$10,070/mo
13% occ.
5.9%
$3,141/mo
current
23% occ.
10.7%
$5,682/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.