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Detached house in Rua de Cima, Nn, São Bartolomeu de Messines, Silves
Detached house in Rua de Cima, Nn, São Bartolomeu de Messines, Silves — image 2Detached house in Rua de Cima, Nn, São Bartolomeu de Messines, Silves — image 3Detached house in Rua de Cima, Nn, São Bartolomeu de Messines, Silves — image 4Detached house in Rua de Cima, Nn, São Bartolomeu de Messines, Silves — image 5
Grade Cvillamid-range

Detached house in Rua de Cima, Nn, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€262,500

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.0%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

22%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% 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: €9,923/yr
Average Daily Rate: €125
Payback Period: 99.0 years
5-yr Capital Value: €304,309
10-yr Capital Value: €352,778
Brixfox Score: 42.4 / 100
Comparable Properties: 10
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€310,245

+18.2% over asking

Asking price€262,500
IMT — Property transfer tax (investment schedule)€9,372
IS — Stamp duty (0.8%)€2,100
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,938
Total acquisition costs€16,660
Renovation (est. €55/m² × 77 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,235
(€2,310–€6,160)
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)€310,245

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.2%

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: 2
Bathrooms: 2
Building: 77 m²
Land: 77 m²
Style: portuguese-traditional
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tileswhite washed facadessmall outdoor patio

Score Breakdown

ROI
0
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
2.17
Payback Speed
0
STR Suitability
4

Description

Property ID: ZMPT585944 Semi-detached V2 house with patio on Rua de Cima, Messines. The house is situated in a high area with panoramic views over the village of São Bartolomeu de Messines. The house comprises at the entrance a small outdoor patio. On the ground floor, we have a spacious living and dining room, a serv

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on ZOME Albufeira →Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
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2-bedroom freehold villa in Silves — photo 2 of 5
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2-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Rua de Cima, Nn, São Bartolomeu de Messines, Silves

Silves · Central Algarve · Ref BF-117 Source verified · ZOME Albufeira · listed 2 Jun 2026
Asking price · Freehold
$285,326
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
77 m²
Land
77 m²
5-yr total return (net + appreciation)
6.1% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 42 · 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

Condition: good

Description

Property ID: ZMPT585944 Semi-detached V2 house with patio on Rua de Cima, Messines. The house is situated in a high area with panoramic views over the village of São Bartolomeu de Messines. The house comprises at the entrance a small outdoor patio. On the ground floor, we have a spacious living and dining room, a serv

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)
$176/night
50% ($81)Brixfox estimate($176/night)200% ($324)
Occupancy
22%
10%Brixfox estimate(22%)100%

Short-Term Rental

Indicative
Yearly income
$6,721
Likely range $4,033 – $9,410
Airbnb data$176/night · 22% occupancy
Rental income
$176/night · 22% occ.
$12,925
Running costs (20%)
Utilities, cleaning, maintenance
-$2,585
Income tax (10%)
Indonesian rental income tax
-$3,619
Property tax
Annual property tax
-$0
Net income
2.4% ROI
$6,721

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.1%
0.8%
Fully-managed
0.0%
0.0%
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

3.8%

Annual Revenue

$12,925

Income Tax / yr

$1,130

Payback

—

True All-In Cost
Asking price$285,326
IMT — transfer tax (non-resident 7.5%)$21,400
Stamp duty (0.8%)$2,283
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$342,367

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.3M$988K$659K$329K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $263K
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$319K
+22%
Rental Income
+$33K
Total Position
$352K
+34%
6.1%/yr
Year 10
Capital Value
$389K
+48%
Rental Income
+$71K
Total Position
$459K
+75%
5.8%/yr
Year 20
Capital Value
$575K
+119%
Rental Income
+$166K
Total Position
$741K
+182%
5.3%/yr
Year 30
Capital Value
$851K
+224%
Rental Income
+$294K
Total Position
$1.1M
+336%
5.0%/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
Weak
2.4% annual return
Occupancy
Weak
22% average occupancy
Nightly Rate
Good
$162 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
77 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% 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

30% occ.
4.7%
$1,124/mo
40% occ.
6.3%
$1,499/mo
22% occ.
3.4%
$814/mo
current
32% occ.
5.0%
$1,189/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.