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Detached house in São Bartolomeu de Messines, Silves
Detached house in São Bartolomeu de Messines, Silves — image 2Detached house in São Bartolomeu de Messines, Silves — image 3Detached house in São Bartolomeu de Messines, Silves — image 4Detached house in São Bartolomeu de Messines, Silves — image 5
Grade Bvillamid-range

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€475,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

37%

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: €33,526/yr
Average Daily Rate: €251
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 38.9 years
5-yr Capital Value: €550,655
10-yr Capital Value: €638,360
Brixfox Score: 62.1 / 100
Comparable Properties: 5
Data Confidence: 64%
Search Radius: 4 km

True Investment Cost

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

€554,720

+16.8% over asking

Asking price€475,000
IMT — Property transfer tax (investment schedule)€25,830
IS — Stamp duty (0.8%)€3,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,125
Total acquisition costs€38,005
Renovation (est. €55/m² × 173 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,515
(€5,190–€13,840)
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)€554,720

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.0%

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: 2
Building: 173 m²
Land: 1238 m²
Style: portuguese-traditional
Condition: good
Year Built: 1950
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate balcony railingcovered patio with traditional columnswagon wheel decor

Score Breakdown

ROI
9.99
Visual Appeal
11.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.66
Payback Speed
1
STR Suitability
4

Description

For sale 3 bedroom renovated villa in Silves 2 storey detached villa on fully fenced and gated plot of 1,238. 7m2, surrounded by mature gardens and terraces only a 5 minute drive from the town of Messines and a 10 minute drive to Silves. The property has been extensively renovated and has a constructed area of 172.7m

Location

📍 37.2294°N, 8.3433°W

· Silves, Algarve, Portugal

View this property on Sampson Property - Sociedade de Mediação Imobiliária, Lda →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Sampson Property - Sociedade de Mediação Imobiliária, Lda
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

Silves · Central Algarve · Ref BF-18831 Source verified · Sampson Property - Sociedade de Mediação Imobiliária, Lda · listed 2 Jun 2026
Asking price · Freehold
$516,304
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
173 m²
Land
1238 m²
True net yield
2.6%
≈ $2,520/mo net after costs & tax
5-yr total return (net + appreciation)
8.1% / yr avg
Payback in ~39 yrs from rent
Brixfox Score 62 · 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

Year built: 1950
Energy: E
Condition: good

Description

For sale 3 bedroom renovated villa in Silves 2 storey detached villa on fully fenced and gated plot of 1,238. 7m2, surrounded by mature gardens and terraces only a 5 minute drive from the town of Messines and a 10 minute drive to Silves. The property has been extensively renovated and has a constructed area of 172.7m

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)
$353/night
50% ($162)Brixfox estimate($353/night)200% ($649)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Indicative
Yearly income
$22,695
Likely range $13,617 – $31,773
Airbnb data$353/night · 37% occupancy
Rental income
$353/night · 37% occ.
$43,645
Running costs (20%)
Utilities, cleaning, maintenance
-$8,729
Income tax (10%)
Indonesian rental income tax
-$12,220
Property tax
Annual property tax
-$0
Net income
4.4% ROI
$22,695

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.6%

on all-in cost of $594,857

Scenario
Pre-tax
After-tax
Owner-managed
5.1%
4.4%
Fully-managed
3.2%
2.6%
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

7.3%

Annual Revenue

$43,645

Income Tax / yr

$3,818

Payback

39 yrs

True All-In Cost
Asking price$516,304
IMT — transfer tax (non-resident 7.5%)$38,723
Stamp duty (0.8%)$4,130
Notary + registry$2,174
Legal$6,351
Furnishing + STR launch$27,174
All-in cost$594,857

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.9M$2.2M$1.5M$729K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $475K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$578K
+22%
Rental Income
+$111K
Total Position
$689K
+45%
7.7%/yr
Year 10
Capital Value
$703K
+48%
Rental Income
+$239K
Total Position
$942K
+98%
7.1%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$561K
Total Position
$1.6M
+237%
6.3%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$993K
Total Position
$2.5M
+433%
5.7%/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
Average
4.4% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$325 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1238 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $325 — positioned in the top tier
Generous 1238 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 4.4% is near 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.
5.2%
$2,254/mo
40% occ.
7.0%
$3,006/mo
37% occ.
6.4%
$2,750/mo
current
47% occ.
8.1%
$3,501/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.