Detached house in Bairro Furadouro Nn, São Bartolomeu de Messines
Detached house in Bairro Furadouro Nn, São Bartolomeu de Messines — image 2Detached house in Bairro Furadouro Nn, São Bartolomeu de Messines — image 3Detached house in Bairro Furadouro Nn, São Bartolomeu de Messines — image 4Detached house in Bairro Furadouro Nn, São Bartolomeu de Messines — image 5
Grade C+villabudget

Detached house in Bairro Furadouro Nn, São Bartolomeu de Messines

Silves · Central Algarve ·

€1M

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

1.9%

True Gross Yield

56%

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: €25,560/yr
Average Daily Rate: €125
-24.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 48.9 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 54.2 / 100
Comparable Properties: 4
Data Confidence: 53%
Search Radius: 4 km

True Investment Cost

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

€1.3M

+31.9% over asking

Asking price€1M
IMT — Property transfer tax (investment schedule)€60,000
IS — Stamp duty (0.8%)€8,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,000
Total acquisition costs€84,250
Renovation (est. €900/m² × 240 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€216,000
(€168,000–€264,000)
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)€1.3M

Gross yield (asking price)

2.6%

True gross yield (all-in)

1.9%

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: 240 m²
Land: 42000 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.93
Visual Appeal
3.4
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.62
Payback Speed
0
STR Suitability
3

Description

House inserted in a property with an unobstructed view and quiet location with excellent accessibility and close to everything, health center, supermarket, police, beach, highway, etc. Unique features: - 4.2ha; - Well (water catchment at about 160m depth); - 15 minutes from Pescadores beach and Falésia beach (Albufeir

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in Bairro Furadouro Nn, São Bartolomeu de Messines

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
240 m²
Land Plot
42000 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+5.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$188K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.6%
$1,442/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
62.8 yr
Rental only

Property details

Energy: Not indicated
Condition: needs-renovation

Description

House inserted in a property with an unobstructed view and quiet location with excellent accessibility and close to everything, health center, supermarket, police, beach, highway, etc. Unique features: - 4.2ha; - Well (water catchment at about 160m depth); - 15 minutes from Pescadores beach and Falésia beach (Albufeir

Income Breakdown

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Nightly Rate (ADR)
$180/night
50% ($83)Brixfox estimate($180/night)200% ($331)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$17,302
Airbnb data$180/night · 56% occupancy
Rental income
$180/night · 56% occ.
$36,930
Running costs (20%)
Utilities, cleaning, maintenance
-$7,386
Income tax (10%)
Indonesian rental income tax
-$10,341
Property tax
Annual property tax
-$1,902
Net income
1.6% ROI
$17,302

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$1,086,957
IMT (transfer tax, investment schedule)$65,217
Imposto de Selo (stamp duty)$8,696
Notary & registration$1,359
Legal / due diligence$16,304
Total acquisition costs$91,576
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$234,783
($182,609–$286,957)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$1,431,630

Gross yield (asking)

3.4%

True gross yield (all-in)

2.6%

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.

$4.6M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.0M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$85K
Total Position
$1.3M
+30%
5.4%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$182K
Total Position
$1.7M
+66%
5.2%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$428K
Total Position
$2.6M
+162%
4.9%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$757K
Total Position
$4.0M
+300%
4.7%/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
Weak
1.6% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Good
$166 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
42000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 42000 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 1.6% is below 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

36% occ.
1.4%
$1,229/mo
46% occ.
1.8%
$1,613/mo
56% occ.
2.2%
$1,996/mo
current
66% occ.
2.6%
$2,379/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.