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Detached house in São Bartolomeu de Messines
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Grade C+villamid-range

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€399,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

32%

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: €19,001/yr
Average Daily Rate: €162
Payback Period: 112.2 years
5-yr Capital Value: €462,550
10-yr Capital Value: €536,223
Brixfox Score: 51.2 / 100
Comparable Properties: 7
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€462,352

+15.9% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation (est. €55/m² × 115 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,325
(€3,450–€9,200)
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)€462,352

Gross yield (asking price)

4.8%

True gross yield (all-in)

4.1%

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: 115 m²
Land: 6920 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional stone oven/storage structure

Score Breakdown

ROI
3.56
Visual Appeal
8.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.2
Payback Speed
0
STR Suitability
4

Description

Your New Farmhouse in Messines - Where Old-World Charm Meets Future Serenity Imagine waking up to the gentle sound of the breeze sweeping across 6,920 m² of pure nature. Where the horizon is painted by the Algarve barrocal and the only commitment on your agenda is deciding where to plant your next orchard. Welcome to a

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Visit IAD Portugal →Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
IAD Portugal
2-bedroom freehold villa in Silves — photo 2 of 5
2-bedroom freehold villa in Silves — photo 3 of 5
2-bedroom freehold villa in Silves — photo 4 of 5
2-bedroom freehold villa in Silves — photo 5 of 5

Detached house in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5052 Source verified · IAD Portugal · listed 2 Jun 2026
Asking price · Freehold
$433,696
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
115 m²
Land
6920 m²
True net yield
0.9%
≈ $1,136/mo net after costs & tax
5-yr total return (net + appreciation)
6.7% / yr avg
Payback in ~112 yrs from rent
Brixfox Score 51 · 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

Year built: 1951
Energy: Exempt
Condition: good

Description

Your New Farmhouse in Messines - Where Old-World Charm Meets Future Serenity Imagine waking up to the gentle sound of the breeze sweeping across 6,920 m² of pure nature. Where the horizon is painted by the Algarve barrocal and the only commitment on your agenda is deciding where to plant your next orchard. Welcome to a

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)
$229/night
50% ($105)Brixfox estimate($229/night)200% ($421)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Indicative
Yearly income
$12,870
Likely range $7,722 – $18,018
Airbnb data$229/night · 32% occupancy
Rental income
$229/night · 32% occ.
$24,750
Running costs (20%)
Utilities, cleaning, maintenance
-$4,950
Income tax (10%)
Indonesian rental income tax
-$6,930
Property tax
Annual property tax
-$0
Net income
3.0% ROI
$12,870

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.7%
2.3%
Fully-managed
1.3%
0.9%
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

4.9%

Annual Revenue

$24,750

Income Tax / yr

$2,165

Payback

—

True All-In Cost
Asking price$433,696
IMT — transfer tax (non-resident 7.5%)$32,527
Stamp duty (0.8%)$3,470
Notary + registry$2,174
Legal$5,335
Furnishing + STR launch$27,174
All-in cost$504,375

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.1M$1.6M$1.1M$534K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$63K
Total Position
$548K
+37%
6.6%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$136K
Total Position
$726K
+82%
6.2%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$318K
Total Position
$1.2M
+199%
5.6%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$563K
Total Position
$1.9M
+366%
5.3%/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
3.0% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$210 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
6920 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $210 — positioned in the top tier
Generous 6920 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 3.0% 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.
4.0%
$1,460/mo
40% occ.
5.4%
$1,947/mo
32% occ.
4.3%
$1,559/mo
current
42% occ.
5.7%
$2,046/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.