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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 Bvilla

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€585,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

6.5%

True Gross Yield

68%

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: €44,547/yr
Average Daily Rate: €181
Payback Period: 25.7 years
5-yr Capital Value: €678,175
10-yr Capital Value: €786,191
Brixfox Score: 63 / 100
Comparable Properties: 6
Data Confidence: 69%
Search Radius: 4 km

True Investment Cost

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

€690,335

+18.0% over asking

Asking price€585,000
IMT — Property transfer tax (investment schedule)€34,630
IS — Stamp duty (0.8%)€4,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,775
Total acquisition costs€49,335
Renovation (est. €200/m² × 119 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€23,800
(€11,900–€35,700)
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)€690,335

Gross yield (asking price)

7.6%

True gross yield (all-in)

6.5%

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: 3
Bathrooms: 3
Building: 119 m²
Year Built: 1989

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.65
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
4.38
Rental Demand
7.8
Payback Speed
2
STR Suitability
4

Description

This property is located in a perfect spot to enjoy the Algarve's pleasant climate and the tranquility of the area. Situated between Messines and Algoz, the property is just 10 minutes from local amenities and 14 km from the beaches. The house is divided into two independent apartments. On the first floor, you'll fin

Location

📍 37.2585°N, 8.2877°W

· Silves, Algarve, Portugal

Listed by BIENVENUE PROPERTY via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Silves — photo 2 of 5
3-bedroom freehold villa in Silves — photo 3 of 5
3-bedroom freehold villa in Silves — photo 4 of 5
3-bedroom freehold villa in Silves — photo 5 of 5

Detached house in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-92640 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$635,870
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
119 m²
True net yield
3.9%
≈ $4,189/mo net after costs & tax
5-yr total return (net + appreciation)
9.2% / yr avg
Payback in ~26 yrs from rent
Brixfox Score 63 · 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

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Property details

Year built: 1989

Description

This property is located in a perfect spot to enjoy the Algarve's pleasant climate and the tranquility of the area. Situated between Messines and Algoz, the property is just 10 minutes from local amenities and 14 km from the beaches. The house is divided into two independent apartments. On the first floor, you'll fin

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)
$253/night
50% ($126)Brixfox estimate($253/night)200% ($505)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Indicative
Yearly income
$34,630
Likely range $20,778 – $48,482
Airbnb data$253/night · 78% occupancy
Rental income
$253/night · 78% occ.
$66,596
Running costs (20%)
Utilities, cleaning, maintenance
-$13,319
Income tax (28%)
Non-resident IRS (Cat. F)
-$18,647
Net income
5.4% ROI
$34,630

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

3.9%

on all-in cost of $725,816

Scenario
Pre-tax
After-tax
Owner-managed
6.9%
6.1%
Fully-managed
4.7%
3.9%
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

9.2%

Annual Revenue

$66,596

Income Tax / yr

$5,827

Payback

26 yrs

True All-In Cost
Asking price$635,870
IMT — transfer tax (non-resident 7.5%)$47,690
Stamp duty (0.8%)$5,087
Notary + registry$2,174
Legal$7,822
Furnishing + STR launch$27,174
All-in cost$725,816

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$3.9M$2.9M$2.0M$981K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $585K
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 15: 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
$712K
+22%
Rental Income
+$169K
Total Position
$881K
+51%
8.5%/yr
Year 10
Capital Value
$866K
+48%
Rental Income
+$365K
Total Position
$1.2M
+110%
7.7%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$856K
Total Position
$2.1M
+265%
6.7%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.5M
Total Position
$3.4M
+483%
6.1%/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

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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
5.4% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Strong
$232 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

Strong occupancy at 78% — consistent booking demand
Premium nightly rate of $232 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

58% occ.
4.4%
$2,318/mo
68% occ.
5.1%
$2,717/mo
78% occ.
5.9%
$3,117/mo
current
88% occ.
6.6%
$3,516/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.