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 Bvilla

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€769,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.6%

True Gross Yield

57%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €32,842/yr
Average Daily Rate: €159
Payback Period: 28.5 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 56.9 / 100
Comparable Properties: 5
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.

€916,277

+19.2% over asking

Asking price€769,000
IMT — Property transfer tax (investment schedule)€46,140
IS — Stamp duty (0.8%)€6,152
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,535
Total acquisition costs€65,077
Renovation (est. €200/m² × 250 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€50,000
(€25,000–€75,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€916,277

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.6%

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: 3
Bathrooms: 2
Building: 250 m²
Year Built: 2025

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.99
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
5.66
Payback Speed
0
STR Suitability
3

Description

This elegant villa offers a perfect blend of comfort and style in the peaceful surroundings of Silves. With three well-appointed bedrooms and two bathrooms, the property provides ample space for family living or entertaining guests. The villa is set on a large 5,000 m² plot, ensuring privacy and plenty of outdoor space

Location

📍 37.2026°N, 8.3282°W

· Silves, Algarve, Portugal

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

Detached house in São Bartolomeu de Messines, Silves

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

Grade B investment — short-term rental yields 2.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$144K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$1,992/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.0 yr
Rental only

Property details

Year built: 2025

Description

This elegant villa offers a perfect blend of comfort and style in the peaceful surroundings of Silves. With three well-appointed bedrooms and two bathrooms, the property provides ample space for family living or entertaining guests. The villa is set on a large 5,000 m² plot, ensuring privacy and plenty of outdoor space

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$236/night
50% ($109)Brixfox estimate($236/night)200% ($435)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$23,910
Airbnb data$236/night · 57% occupancy
Rental income
$236/night · 57% occ.
$48,793
Running costs (20%)
Utilities, cleaning, maintenance
-$9,759
Income tax (10%)
Indonesian rental income tax
-$13,662
Property tax
Annual property tax
-$1,463
Net income
2.9% ROI
$23,910

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$835,870
IMT (transfer tax, investment schedule)$50,152
Imposto de Selo (stamp duty)$6,687
Notary & registration$1,359
Legal / due diligence$12,538
Total acquisition costs$70,736
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$54,348
($27,174–$81,522)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$993,779

Gross yield (asking)

5.8%

True gross yield (all-in)

4.9%

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.

$4.1M$3.1M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $769K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$936K
+22%
Rental Income
+$117K
Total Position
$1.1M
+37%
6.5%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$252K
Total Position
$1.4M
+81%
6.1%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$591K
Total Position
$2.3M
+196%
5.6%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$1.0M
Total Position
$3.5M
+360%
5.2%/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
2.9% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$217 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $217 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.9% 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

37% occ.
2.5%
$1,719/mo
47% occ.
3.2%
$2,222/mo
57% occ.
3.9%
$2,724/mo
current
67% occ.
4.6%
$3,227/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.