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House in São Bartolomeu de Messines
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Grade Bvillamid-range

House in São Bartolomeu de Messines

Silves · Central Algarve ·

€559,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.4%

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: €35,403/yr
Average Daily Rate: €259
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 43.1 years
5-yr Capital Value: €648,034
10-yr Capital Value: €751,249
Brixfox Score: 59.9 / 100
Comparable Properties: 8
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€652,282

+16.7% over asking

Asking price€559,000
IMT — Property transfer tax (investment schedule)€32,550
IS — Stamp duty (0.8%)€4,472
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,385
Total acquisition costs€46,657
Renovation (est. €55/m² × 165 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,075
(€4,950–€13,200)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€652,282

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.4%

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: 4
Bathrooms: 3
Building: 165 m²
Land: 7480 m²
Style: portuguese-traditional
Condition: good
Year Built: 1970
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

patterned outdoor tilingexposed wooden ceiling beamsblue exterior paint

Score Breakdown

ROI
9.12
Visual Appeal
9.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.75
Payback Speed
1
STR Suitability
4

Description

Fully refurbished 4 bedroom villa with swimming pool and plot of 7,480 sq m Monte Branco, near São Bartolomeu de Messines We present this magnificent 4 bedroom villa, recently refurbished with quality materials, located in the quiet area of Monte Branco, just a few minutes from São Bartolomeu de Messines, where you ca

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on Portugal Dream Home →Listed via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 5
Portugal Dream Home
4-bedroom freehold villa in Silves — photo 2 of 5
4-bedroom freehold villa in Silves — photo 3 of 5
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4-bedroom freehold villa in Silves — photo 5 of 5

House in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5049 Source verified · Portugal Dream Home · listed 2 Jun 2026
Asking price · Freehold
$607,609
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
165 m²
Land
7480 m²
True net yield
2.3%
≈ $2,651/mo net after costs & tax
5-yr total return (net + appreciation)
7.7% / yr avg
Payback in ~43 yrs from rent
Brixfox Score 60 · 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: 1970
Energy: F
Condition: good

Description

Fully refurbished 4 bedroom villa with swimming pool and plot of 7,480 sq m Monte Branco, near São Bartolomeu de Messines We present this magnificent 4 bedroom villa, recently refurbished with quality materials, located in the quiet area of Monte Branco, just a few minutes from São Bartolomeu de Messines, where you ca

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)
$364/night
50% ($167)Brixfox estimate($364/night)200% ($670)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Indicative
Yearly income
$23,970
Likely range $14,382 – $33,558
Airbnb data$364/night · 37% occupancy
Rental income
$364/night · 37% occ.
$46,096
Running costs (20%)
Utilities, cleaning, maintenance
-$9,219
Income tax (10%)
Indonesian rental income tax
-$12,907
Property tax
Annual property tax
-$0
Net income
3.9% ROI
$23,970

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.6%
4.0%
Fully-managed
2.9%
2.3%
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

6.6%

Annual Revenue

$46,096

Income Tax / yr

$4,034

Payback

43 yrs

True All-In Cost
Asking price$607,609
IMT — transfer tax (non-resident 7.5%)$45,571
Stamp duty (0.8%)$4,861
Notary + registry$2,174
Legal$7,474
Furnishing + STR launch$27,174
All-in cost$694,862

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$3.3M$2.5M$1.6M$823K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $559K
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 20: 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
$680K
+22%
Rental Income
+$117K
Total Position
$797K
+43%
7.4%/yr
Year 10
Capital Value
$827K
+48%
Rental Income
+$253K
Total Position
$1.1M
+93%
6.8%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$593K
Total Position
$1.8M
+225%
6.1%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.0M
Total Position
$2.9M
+412%
5.6%/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
3.9% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$335 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
7480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $335 — positioned in the top tier
Generous 7480 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 3.9% 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.
4.6%
$2,326/mo
40% occ.
6.1%
$3,101/mo
37% occ.
5.7%
$2,904/mo
current
47% occ.
7.3%
$3,679/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.