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Quinta in Em1068, São Bartolomeu de Messines
Quinta in Em1068, São Bartolomeu de Messines — image 2Quinta in Em1068, São Bartolomeu de Messines — image 3Quinta in Em1068, São Bartolomeu de Messines — image 4Quinta in Em1068, São Bartolomeu de Messines — image 5
Grade B+villamid-range

Quinta in Em1068, São Bartolomeu de Messines

Silves · Central Algarve ·

€1.2M

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

50%

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: €101,659/yr
Average Daily Rate: €559
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 23.0 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 74.6 / 100
Comparable Properties: 5
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€1.4M

+13.7% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

8.5%

True gross yield (all-in)

7.5%

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: 5
Building: 668 m²
Land: 26400 m²
Style: contemporary
Condition: new-build
Energy Certificate: Exempt
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beamsopen-plan livingarched mirrorcircular pool design

Score Breakdown

ROI
16.02
Visual Appeal
13.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.98
Payback Speed
3
STR Suitability
4

Description

Algarve farm with 2.6 ha and approved project for rural tourism - São Bartolomeu de Messines Property located in Barrocal, in a quiet area of the municipality of Silves, consisting of a mixed building with about 26,400 m² of land and a traditional single storey house with 5 rooms, annexes and patio. The land include

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Visit AlgarveDream Property →Listed via Idealista.pt
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Quinta in Em1068, São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5147 Source verified · AlgarveDream Property · listed 2 Jun 2026
Asking price · Freehold
$1,304,348
View original listing
Ownership
Freehold
Bedrooms
5
Built area
668 m²
Land
26400 m²
True net yield
4.3%
≈ $8,785/mo net after costs & tax
5-yr total return (net + appreciation)
9.0% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 75 · 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

Energy: Exempt
Condition: new-build

Description

Algarve farm with 2.6 ha and approved project for rural tourism - São Bartolomeu de Messines Property located in Barrocal, in a quiet area of the municipality of Silves, consisting of a mixed building with about 26,400 m² of land and a traditional single storey house with 5 rooms, annexes and patio. The land include

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)
$786/night
50% ($362)Brixfox estimate($786/night)200% ($1447)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$68,856
Likely range $41,314 – $96,399
Airbnb data$786/night · 50% occupancy
Rental income
$786/night · 50% occ.
$132,416
Running costs (20%)
Utilities, cleaning, maintenance
-$26,483
Income tax (10%)
Indonesian rental income tax
-$37,077
Property tax
Annual property tax
-$0
Net income
5.3% ROI
$68,856

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.2%
6.5%
Fully-managed
5.1%
4.3%
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

9.1%

Annual Revenue

$132,416

Income Tax / yr

$11,587

Payback

23 yrs

True All-In Cost
Asking price$1,304,348
IMT — transfer tax (non-resident 7.5%)$97,826
Stamp duty (0.8%)$10,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,455,326

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$7.9M$6.0M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$336K
Total Position
$1.8M
+50%
8.4%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$726K
Total Position
$2.5M
+109%
7.6%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.7M
Total Position
$4.3M
+261%
6.6%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$3.0M
Total Position
$6.9M
+475%
6.0%/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
5.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$723 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
26400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $723 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 26400 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.6%
$5,022/mo
40% occ.
6.2%
$6,696/mo
50% occ.
7.7%
$8,343/mo
current
60% occ.
9.2%
$10,017/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.