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 C+villamid-range

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€670,000

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

57%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.7 months ago and is currently at 22% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €21,514/yr
Average Daily Rate: €103
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has countryside (+10%)
Payback Period: 183.7 years
5-yr Capital Value: €776,714
10-yr Capital Value: €900,424
Brixfox Score: 54.3 / 100
Comparable Properties: 6
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€928,310

+38.6% over asking

Asking price€670,000
IMT — Property transfer tax (investment schedule)€40,200
IS — Stamp duty (0.8%)€5,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,050
Total acquisition costs€56,860
Renovation (est. €900/m² × 194 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€174,600
(€135,800–€213,400)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€928,310

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.3%

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: 2
Building: 194 m²
Land: 12040 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 2026
Energy Certificate: A
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roofwooden pergolared front door

Score Breakdown

ROI
2.16
Visual Appeal
10.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.7
Payback Speed
0
STR Suitability
4

Description

This fantastic detached villa under construction in Mourição, Paderne, offers a unique opportunity to live in the heart of the Algarve. The property stands out for its architecture that combines modern and Algarvian styles, featuring high-quality thermal and acoustic insulation. Located in an exceptionally quiet area s

Location

📍 37.2148°N, 8.2370°W

· Silves, Algarve, Portugal

Visit Divine Home Real Estate Portugal →Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
Divine Home Real Estate Portugal
2-bedroom freehold villa in Silves — photo 2 of 5
2-bedroom freehold villa in Silves — photo 3 of 5
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2-bedroom freehold villa in Silves — photo 5 of 5

Detached house in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-82879 Source verified · Divine Home Real Estate Portugal · listed 19 Jun 2026
Asking price · Freehold
$728,261
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
194 m²
Land
12040 m²
True net yield
0.5%
≈ $1,225/mo net after costs & tax
5-yr total return (net + appreciation)
5.8% / yr avg
Payback in ~184 yrs from rent
Brixfox Score 54 · C+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2026
Energy: A
Condition: needs-renovation
View: countryside

Description

This fantastic detached villa under construction in Mourição, Paderne, offers a unique opportunity to live in the heart of the Algarve. The property stands out for its architecture that combines modern and Algarvian styles, featuring high-quality thermal and acoustic insulation. Located in an exceptionally quiet area s

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$147/night
50% ($67)Brixfox estimate($147/night)200% ($270)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$14,680
Airbnb data$147/night · 57% occupancy
Rental income
$147/night · 57% occ.
$28,232
Running costs (20%)
Utilities, cleaning, maintenance
-$5,646
Income tax (10%)
Indonesian rental income tax
-$7,905
Property tax
Annual property tax
-$0
Net income
2.0% ROI
$14,680

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

0.5%

on all-in cost of $827,012

Scenario
Pre-tax
After-tax
Owner-managed
1.8%
1.5%
Fully-managed
0.8%
0.5%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

3.4%

Annual Revenue

$28,232

Income Tax / yr

$2,471

Payback

—

True All-In Cost
Asking price$728,261
IMT — transfer tax (non-resident 7.5%)$54,620
Stamp duty (0.8%)$5,826
Notary + registry$2,174
Legal$8,958
Furnishing + STR launch$27,174
All-in cost$827,012

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$3.2M$2.4M$1.6M$809K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $670K
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
$815K
+22%
Rental Income
+$72K
Total Position
$887K
+32%
5.8%/yr
Year 10
Capital Value
$992K
+48%
Rental Income
+$155K
Total Position
$1.1M
+71%
5.5%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$363K
Total Position
$1.8M
+173%
5.2%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$643K
Total Position
$2.8M
+320%
4.9%/yr

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.0% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
12040 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 12040 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 2.0% 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.
1.9%
$1,154/mo
47% occ.
2.4%
$1,466/mo
57% occ.
2.9%
$1,779/mo
current
67% occ.
3.4%
$2,091/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. Market factors in Portugal may impact actual yields.