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Detached house, Vale Fuzeiros, São Bartolomeu de Messines, Silves
Grade Bvillabudget

Detached house, Vale Fuzeiros, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€280,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €27,495/yr
Average Daily Rate: €229
-3.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Budget finish (-12%)
Payback Period: 29.9 years
5-yr Capital Value: €324,597
10-yr Capital Value: €376,297
Brixfox Score: 55.9 / 100
Comparable Properties: 6
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€471,487

+68.4% over asking

Asking price€280,000
IMT — Property transfer tax (investment schedule)€10,597
IS — Stamp duty (0.8%)€2,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,200
Total acquisition costs€18,287
Renovation (est. €900/m² × 165 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€148,500
(€115,500–€181,500)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,700
All-in investment (incl. renovation & furnishing)€471,487

Gross yield (asking price)

9.8%

True gross yield (all-in)

5.8%

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: 165 m²
Style: portuguese-traditional
Condition: needs-renovation
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional red tiled roofsrural village settinghilly landscape views

Score Breakdown

ROI
12.69
Visual Appeal
8.4
Ownership Security
13
Location
7.2
Land & Space
5.3
Rental Demand
3.29
Payback Speed
2
STR Suitability
4

Description

More than a set of 2 houses, this is a lifestyle concept where serenity is the rule and the view is endless. Here we find two ready-to-live-in units. Whether for living with family in complete independence, creating your own well-being retreat, or even for investment, this property set is the answer for those seeking

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Visit PERA Premium Properties →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 1
PERA Premium Properties

Detached house, Vale Fuzeiros, São Bartolomeu de Messines, Silves

Silves · Central Algarve · Ref BF-18631 Source verified · PERA Premium Properties · listed 16 Apr 2026
Asking price · Freehold
$304,348
View original listing
Ownership
Freehold
Bedrooms
3
Built area
165 m²
True net yield
3.3%
≈ $2,057/mo net after costs & tax
5-yr total return (net + appreciation)
9.9% / yr avg
Payback in ~30 yrs from rent
Brixfox Score 56 · 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: needs-renovation

Description

More than a set of 2 houses, this is a lifestyle concept where serenity is the rule and the view is endless. Here we find two ready-to-live-in units. Whether for living with family in complete independence, creating your own well-being retreat, or even for investment, this property set is the answer for those seeking

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)
$323/night
50% ($149)Brixfox estimate($323/night)200% ($594)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Indicative
Yearly income
$18,662
Likely range $11,198 – $26,127
Airbnb data$323/night · 33% occupancy
Rental income
$323/night · 33% occ.
$35,889
Running costs (20%)
Utilities, cleaning, maintenance
-$7,178
Income tax (10%)
Indonesian rental income tax
-$10,049
Property tax
Annual property tax
-$0
Net income
6.1% ROI
$18,662

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.8%
5.9%
Fully-managed
4.2%
3.3%
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

9.9%

Annual Revenue

$35,889

Income Tax / yr

$3,140

Payback

30 yrs

True All-In Cost
Asking price$304,348
IMT — transfer tax (non-resident 7.5%)$22,826
Stamp duty (0.8%)$2,435
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$362,967

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.0M$1.5M$992K$496K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $280K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$341K
+22%
Rental Income
+$91K
Total Position
$432K
+54%
9.1%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$197K
Total Position
$611K
+118%
8.1%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$461K
Total Position
$1.1M
+284%
7.0%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$817K
Total Position
$1.7M
+516%
6.2%/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
6.1% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$297 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $297 — 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 33% — 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

30% occ.
8.1%
$2,063/mo
40% occ.
10.8%
$2,750/mo
33% occ.
8.9%
$2,261/mo
current
43% occ.
11.6%
$2,948/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.