Detached house in Monte Boi, São Bartolomeu de Messines
Detached house in Monte Boi, São Bartolomeu de Messines — image 2Detached house in Monte Boi, São Bartolomeu de Messines — image 3Detached house in Monte Boi, São Bartolomeu de Messines — image 4Detached house in Monte Boi, São Bartolomeu de Messines — image 5
Grade Bvilla

Detached house in Monte Boi, São Bartolomeu de Messines

Silves · Central Algarve ·

€1.3M

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €68,563/yr
Average Daily Rate: €449
Payback Period: 23.2 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 60 / 100
Comparable Properties: 8
Data Confidence: 62%
Search Radius: 10 km

True Investment Cost

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

€1.5M

+17.9% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,125
IS — Stamp duty (0.8%)€10,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,425
Total acquisition costs€128,160
Renovation (est. €200/m² × 332 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€66,400
(€33,200–€99,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.5%

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: 4
Bathrooms: 4
Building: 332 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.42
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.18
Payback Speed
1
STR Suitability
3

Description

Identificação do imóvel: ZMPT588699 Fantastic Luxury 3+1 Bedroom house, with a floor area of 332 square metres, in Monte Boi, São Bartolomeu de Messines designed and built to a high standard by the current owners and completed in 2020 Stunning views to the coast from the front and over the mountains to the rear. The

Location

📍 37.2529°N, 8.3044°W

· Silves, Algarve, Portugal

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

Detached house in Monte Boi, São Bartolomeu de Messines

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
332 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$243K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$4,170/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.1 yr
Rental only

Property details

Description

Identificação do imóvel: ZMPT588699 Fantastic Luxury 3+1 Bedroom house, with a floor area of 332 square metres, in Monte Boi, São Bartolomeu de Messines designed and built to a high standard by the current owners and completed in 2020 Stunning views to the coast from the front and over the mountains to the rear. The

Income Breakdown

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Nightly Rate (ADR)
$662/night
50% ($304)Brixfox estimate($662/night)200% ($1218)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$50,039
Airbnb data$662/night · 42% occupancy
Rental income
$662/night · 42% occ.
$100,965
Running costs (20%)
Utilities, cleaning, maintenance
-$20,193
Income tax (10%)
Indonesian rental income tax
-$28,270
Property tax
Annual property tax
-$2,463
Net income
3.6% ROI
$50,039

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$1,407,609
IMT (transfer tax, investment schedule)$105,571
Imposto de Selo (stamp duty)$11,261
Notary & registration$1,359
Legal / due diligence$21,114
Total acquisition costs$139,304
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$72,174
($36,087–$108,261)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,657,728

Gross yield (asking)

7.2%

True gross yield (all-in)

6.1%

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.

$7.3M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 21: 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
$1.6M
+22%
Rental Income
+$244K
Total Position
$1.8M
+41%
7.0%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$528K
Total Position
$2.4M
+89%
6.6%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$1.2M
Total Position
$4.1M
+215%
5.9%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$2.2M
Total Position
$6.4M
+393%
5.5%/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
Average
3.6% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$609 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 $609 — 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 3.6% 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.
3.4%
$4,022/mo
40% occ.
4.6%
$5,431/mo
42% occ.
4.8%
$5,684/mo
current
52% occ.
6.0%
$7,093/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.