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

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€105,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.1%

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: €27,655/yr
Average Daily Rate: €114
-57.0% vs area baselineImage quality 1/10 (-18%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 4.1 years
5-yr Capital Value: €137,968
10-yr Capital Value: €167,860
Brixfox Score: 68.1 / 100
Comparable Properties: 4
Data Confidence: 50%
Search Radius: 6 km

True Investment Cost

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

€302,946

+188.5% over asking

Asking price€105,000
IMT — Property transfer tax (investment schedule)€1,081
IS — Stamp duty (0.8%)€840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,575
Total acquisition costs€4,746
Renovation (est. €900/m² × 190 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€171,000
(€133,000–€209,000)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€302,946

Gross yield (asking price)

26.3%

True gross yield (all-in)

9.1%

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: 3
Bathrooms: 1
Building: 190 m²
Style: dated
Condition: needs-renovation
Year Built: 1970
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
1.4
Ownership Security
13
Location
7.2
Land & Space
5.8
Rental Demand
7.66
Payback Speed
5
STR Suitability
3

Description

House T3 for sale at 105 000 €.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in São Bartolomeu de Messines

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

Grade B+ investment — short-term rental yields 20.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+24.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$20K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
20.7%
$1,970/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.8 yr
Rental only

Property details

Year built: 1970
Energy: Exempt
Condition: needs-renovation

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$164/night
50% ($75)Brixfox estimate($164/night)200% ($302)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$23,639
Airbnb data$164/night · 77% occupancy
Rental income
$164/night · 77% occ.
$45,843
Running costs (20%)
Utilities, cleaning, maintenance
-$9,169
Income tax (10%)
Indonesian rental income tax
-$12,836
Property tax
Annual property tax
-$200
Net income
20.7% ROI
$23,639

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$114,130
IMT (transfer tax, investment schedule)$1,175
Imposto de Selo (stamp duty)$913
Notary & registration$1,359
Legal / due diligence$1,712
Total acquisition costs$5,159
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$185,870
($144,565–$227,174)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$327,115

Gross yield (asking)

40.2%

True gross yield (all-in)

14.0%

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.

$1.6M$1.2M$791K$395K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $105K
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 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$128K
+22%
Rental Income
+$115K
Total Position
$243K
+132%
18.3%/yr
Year 10
Capital Value
$155K
+48%
Rental Income
+$249K
Total Position
$405K
+285%
14.4%/yr
Year 20
Capital Value
$230K
+119%
Rental Income
+$584K
Total Position
$814K
+676%
10.8%/yr
Year 30
Capital Value
$341K
+224%
Rental Income
+$1.0M
Total Position
$1.4M
+1210%
9.0%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
20.7% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Good
$151 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 20.7% — outperforms most villas in this market
Strong occupancy at 77% — consistent booking demand
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

57% occ.
20.6%
$1,959/mo
67% occ.
24.3%
$2,309/mo
77% occ.
27.9%
$2,658/mo
current
87% occ.
31.6%
$3,007/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.