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+villabudget

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€77,500

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

9.5%

True Gross Yield

44%

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: €16,366/yr
Average Daily Rate: €101
-44.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 5.9 years
5-yr Capital Value: €101,834
10-yr Capital Value: €123,896
Brixfox Score: 74.4 / 100
Comparable Properties: 7
Data Confidence: 52%
Search Radius: 10 km

True Investment Cost

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

€172,495

+122.6% over asking

Asking price€77,500
IMT — Property transfer tax (investment schedule)€775
IS — Stamp duty (0.8%)€620
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,500
Total acquisition costs€4,145
Renovation (est. €900/m² × 80 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€72,000
(€56,000–€88,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€172,495

Gross yield (asking price)

21.1%

True gross yield (all-in)

9.5%

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: 80 m²
Land: 15960 m²
Style: dated
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
4.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.42
Payback Speed
5
STR Suitability
3

Description

Rustic Land with Urban Designation in the Algarve Hills – 15,960 m² with Potential for T2 Residential Project Discover this serene and expansive plot of 15,960 m², set in the heart of the Algarvian hills, where the stars shine brighter and the air is crisp and pure. A rare opportunity to combine natural beauty with c

Location

📍 37.3110°N, 8.2370°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
2 Beds
Bathrooms
1 Baths
Built Area
80 m²
Land Plot
15960 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 14.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+18.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$15K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.4%
$1,013/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.9 yr
Rental only

Property details

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

Description

Rustic Land with Urban Designation in the Algarve Hills – 15,960 m² with Potential for T2 Residential Project Discover this serene and expansive plot of 15,960 m², set in the heart of the Algarvian hills, where the stars shine brighter and the air is crisp and pure. A rare opportunity to combine natural beauty with c

Income Breakdown

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Nightly Rate (ADR)
$147/night
50% ($67)Brixfox estimate($147/night)200% ($270)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$12,158
Airbnb data$147/night · 44% occupancy
Rental income
$147/night · 44% occ.
$23,664
Running costs (20%)
Utilities, cleaning, maintenance
-$4,733
Income tax (10%)
Indonesian rental income tax
-$6,626
Property tax
Annual property tax
-$147
Net income
14.4% ROI
$12,158

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$84,239
IMT (transfer tax, investment schedule)$842
Imposto de Selo (stamp duty)$674
Notary & registration$1,359
Legal / due diligence$1,630
Total acquisition costs$4,505
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$78,261
($60,870–$95,652)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$185,321

Gross yield (asking)

28.1%

True gross yield (all-in)

12.8%

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.

$901K$676K$451K$225K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $78K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$94K
+22%
Rental Income
+$59K
Total Position
$154K
+98%
14.7%/yr
Year 10
Capital Value
$115K
+48%
Rental Income
+$128K
Total Position
$243K
+213%
12.1%/yr
Year 20
Capital Value
$170K
+119%
Rental Income
+$301K
Total Position
$470K
+507%
9.4%/yr
Year 30
Capital Value
$251K
+224%
Rental Income
+$532K
Total Position
$784K
+911%
8.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
15960 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.4% — outperforms most villas in this market
Generous 15960 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
Occupancy at 44% — 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

30% occ.
13.2%
$925/mo
40% occ.
17.6%
$1,237/mo
44% occ.
19.5%
$1,368/mo
current
54% occ.
23.9%
$1,681/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.