Launch offer — 3 months free free, no card

Estate in Em1163, 645 n, São Bartolomeu de Messines
Estate in Em1163, 645 n, São Bartolomeu de Messines — image 2Estate in Em1163, 645 n, São Bartolomeu de Messines — image 3Estate in Em1163, 645 n, São Bartolomeu de Messines — image 4Estate in Em1163, 645 n, São Bartolomeu de Messines — image 5
Grade Avillamid-range

Estate in Em1163, 645 n, São Bartolomeu de Messines

Silves · Central Algarve ·

€695,000

Asking Price (EUR)

9.8%

True Net Yield (Owner, all-in)

7.0%

True Net Yield (Managed, all-in)

11.9%

True Gross Yield

54%

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: €96,928/yr
Average Daily Rate: €492
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 13.5 years
5-yr Capital Value: €805,695
10-yr Capital Value: €934,022
Brixfox Score: 84.4 / 100
Comparable Properties: 9
Data Confidence: 61%
Search Radius: 10 km

True Investment Cost

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

€813,855

+17.1% over asking

Asking price€695,000
IMT — Property transfer tax (investment schedule)€41,700
IS — Stamp duty (0.8%)€5,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,425
Total acquisition costs€58,935
Renovation (est. €55/m² × 264 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,520
(€7,920–€21,120)
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)€813,855

Gross yield (asking price)

13.9%

True gross yield (all-in)

11.9%

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
Bathrooms: 3
Building: 264 m²
Land: 1075 m²
Style: portuguese-traditional
Condition: good
Year Built: 1970
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large garden with mature treescovered outdoor dining areaseparate blue-roofed building by poolstone paved patio

Score Breakdown

ROI
23.8
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.39
Payback Speed
5
STR Suitability
4

Description

A traditional-style country estate comprising a 3-bedroom plus 1 main house and an annex converted into a 2-bedroom home, as well as a heated swimming pool. This property stands out for its high rental potential and flexibility to accommodate large families. Exterior: For those seeking tranquility and nature without

Location

📍 37.2207°N, 8.3086°W

· Silves, Algarve, Portugal

Visit Century21 Realty Art →Listed via Idealista.pt
5-bedroom freehold villa in Silves — photo 1 of 5
Century21 Realty Art
5-bedroom freehold villa in Silves — photo 2 of 5
5-bedroom freehold villa in Silves — photo 3 of 5
5-bedroom freehold villa in Silves — photo 4 of 5
5-bedroom freehold villa in Silves — photo 5 of 5

Estate in Em1163, 645 n, São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5336 Source verified · Century21 Realty Art · listed 3 Jun 2026
Asking price · Freehold
$755,435
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
3
Built area
264 m²
Land
1075 m²
True net yield
7.4%
≈ $8,643/mo net after costs & tax
5-yr total return (net + appreciation)
12.4% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 84 · A

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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 1970
Energy: E
Condition: good

Description

A traditional-style country estate comprising a 3-bedroom plus 1 main house and an annex converted into a 2-bedroom home, as well as a heated swimming pool. This property stands out for its high rental potential and flexibility to accommodate large families. Exterior: For those seeking tranquility and nature without

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)
$693/night
50% ($319)Brixfox estimate($693/night)200% ($1275)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$65,657
Likely range $39,395 – $91,920
Airbnb data$693/night · 54% occupancy
Rental income
$693/night · 54% occ.
$126,263
Running costs (20%)
Utilities, cleaning, maintenance
-$25,253
Income tax (10%)
Indonesian rental income tax
-$35,354
Property tax
Annual property tax
-$0
Net income
8.7% ROI
$65,657

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.1%
10.8%
Fully-managed
8.7%
7.4%
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

14.7%

Annual Revenue

$126,263

Income Tax / yr

$11,048

Payback

14 yrs

True All-In Cost
Asking price$755,435
IMT — transfer tax (non-resident 7.5%)$56,658
Stamp duty (0.8%)$6,043
Notary + registry$2,174
Legal$9,292
Furnishing + STR launch$27,174
All-in cost$856,776

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$5.9M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $695K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$846K
+22%
Rental Income
+$321K
Total Position
$1.2M
+68%
10.9%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$692K
Total Position
$1.7M
+148%
9.5%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.6M
Total Position
$3.1M
+353%
7.8%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$2.9M
Total Position
$5.1M
+638%
6.9%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.7% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$637 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1075 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $637 — positioned in the top tier
Generous 1075 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
7.9%
$5,005/mo
44% occ.
10.3%
$6,480/mo
54% occ.
12.6%
$7,955/mo
current
64% occ.
15.0%
$9,430/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.