Detached house in São Bartolomeu de Messines, Silves
Silves · Central Algarve ·
€820,000
Asking Price (EUR)
7.7%
True Net Yield (Owner, all-in)
5.3%
True Net Yield (Managed, all-in)
11.8%
True Gross Yield
63%
Occupancy
Projections — conservative (data maturing)
Our Airbnb calendar dataset started 0.9 months ago and is currently at 7% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.72, occupancy cap 66%) that auto-fades to full fidelity by April 2027.
True Investment Cost
Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.
€929,360
+13.3% over asking
| Asking price | €820,000 |
| IMT — Property transfer tax (investment schedule) | €49,200 |
| IS — Stamp duty (0.8%) | €6,560 |
| Notary (escritura) | €1,000 |
| Property registry | €250 |
| Legal fees (~1.5%) | €12,300 |
| Total acquisition costs | €69,310 |
| Renovation | €0 — move-in ready |
| Furnishing & STR launch (4bd × €4500 base, mid-range tier) Furniture, appliances, electronics, linens, AL licence setup, launch photography. | €40,050 |
| All-in investment (incl. renovation & furnishing) | €929,360 |
Gross yield (asking price)
13.4%
True gross yield (all-in)
11.8%
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.
AL Licence Status Unconfirmed
AL licence status unconfirmed — verify before purchase
Design Features
Score Breakdown
Description
Charming 3+1 bedroom Countryside Family Villa, set on a generous 6,240sqm plot, with a lovely 8m x 4m saltwater swimming pool, a separate annex, located in a tranquil hamlet, overlooking amazing countryside views, approx. 7 minutes from Messines and 10 minutes from the historical city of Silves. The beautiful main pro
Location
📍 37.2556°N, 8.2865°W
· Silves, Algarve, Portugal