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Detached house in São Bartolomeu de Messines
Grade B+villamid-range

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€685,000

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €56,932/yr
Average Daily Rate: €287
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%)
Payback Period: 26.6 years
5-yr Capital Value: €794,103
10-yr Capital Value: €920,583
Brixfox Score: 65.1 / 100
Comparable Properties: 8
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€787,815

+15.0% over asking

Asking price€685,000
IMT — Property transfer tax (investment schedule)€41,100
IS — Stamp duty (0.8%)€5,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,275
Total acquisition costs€58,105
Renovation (est. €55/m² × 182 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,010
(€5,460–€14,560)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€787,815

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.2%

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
Building: 182 m²
Style: portuguese-traditional
Condition: good
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolcovered outdoor dining areatraditional Portuguese architecture

Score Breakdown

ROI
14.2
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
5.64
Rental Demand
5.43
Payback Speed
2
STR Suitability
4

Description

Charming 3-Bedroom Countryside Villa with Swimming Pool located on a 4,720sqm Plot. Nestled in a peaceful countryside setting, this charming 3-bedroom villa with a large swimming pool sits on a generous fenced 4,720sqm plot amongst orange groves, conveniently located only 10 minutes from Messines, 15 minutes from Silve

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 1
Idealista.pt

Detached house in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-87802 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$744,565
Ownership
Freehold
Bedrooms
3
Built area
182 m²
True net yield
3.8%
≈ $4,668/mo net after costs & tax
5-yr total return (net + appreciation)
8.9% / yr avg
Payback in ~27 yrs from rent
Brixfox Score 65 · B+

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

Condition: good
View: countryside

Description

Charming 3-Bedroom Countryside Villa with Swimming Pool located on a 4,720sqm Plot. Nestled in a peaceful countryside setting, this charming 3-bedroom villa with a large swimming pool sits on a generous fenced 4,720sqm plot amongst orange groves, conveniently located only 10 minutes from Messines, 15 minutes from Silve

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)
$402/night
50% ($185)Brixfox estimate($402/night)200% ($739)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$38,355
Likely range $23,013 – $53,697
Airbnb data$402/night · 54% occupancy
Rental income
$402/night · 54% occ.
$73,760
Running costs (20%)
Utilities, cleaning, maintenance
-$14,752
Income tax (10%)
Indonesian rental income tax
-$20,653
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$38,355

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.8%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
6.6%
5.9%
Fully-managed
4.5%
3.8%
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

8.7%

Annual Revenue

$73,760

Income Tax / yr

$6,454

Payback

27 yrs

True All-In Cost
Asking price$744,565
IMT — transfer tax (non-resident 7.5%)$55,842
Stamp duty (0.8%)$5,957
Notary + registry$2,174
Legal$9,159
Furnishing + STR launch$27,174
All-in cost$844,871

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$4.5M$3.4M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $685K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$833K
+22%
Rental Income
+$187K
Total Position
$1.0M
+49%
8.3%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$405K
Total Position
$1.4M
+107%
7.6%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$948K
Total Position
$2.4M
+258%
6.6%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.7M
Total Position
$3.9M
+469%
6.0%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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
Good
5.2% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$370 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $370 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
4.7%
$2,936/mo
44% occ.
6.1%
$3,791/mo
54% occ.
7.5%
$4,647/mo
current
64% occ.
8.9%
$5,502/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.