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Detached house in Rua de Portela, 3, São Bartolomeu de Messines
Detached house in Rua de Portela, 3, São Bartolomeu de Messines — image 2Detached house in Rua de Portela, 3, São Bartolomeu de Messines — image 3Detached house in Rua de Portela, 3, São Bartolomeu de Messines — image 4Detached house in Rua de Portela, 3, São Bartolomeu de Messines — image 5
Grade B+villamid-range

Detached house in Rua de Portela, 3, São Bartolomeu de Messines

Silves · Central Algarve ·

€449,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

7.1%

True Gross Yield

67%

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: €38,279/yr
Average Daily Rate: €156
Payback Period: 23.5 years
5-yr Capital Value: €520,514
10-yr Capital Value: €603,418
Brixfox Score: 72.8 / 100
Comparable Properties: 13
Data Confidence: 66%
Search Radius: 10 km

True Investment Cost

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

€538,047

+19.8% over asking

Asking price€449,000
IMT — Property transfer tax (investment schedule)€23,750
IS — Stamp duty (0.8%)€3,592
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,735
Total acquisition costs€35,327
Renovation (est. €55/m² × 294 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,170
(€8,820–€23,520)
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)€538,047

Gross yield (asking price)

8.5%

True gross yield (all-in)

7.1%

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: 4
Bathrooms: 2
Building: 294 m²
Land: 8080 m²
Style: portuguese-traditional
Condition: good
Year Built: 1990
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved balconytraditional white balustradelarge covered porch

Score Breakdown

ROI
15.75
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
7.8
Payback Speed
3
STR Suitability
4

Description

SOLD Discover this charming traditional property in the picturesque hamlet of Portela, São Bartolomeu de Messines. This spacious 3+1 bedroom, 2 bathroom residence boasts a peaceful location on an expansive 8080 m² plot, enveloped by a variety of fruit trees, olive trees, and carob trees. The land offers numerous flat a

Location

📍 37.2422°N, 8.2513°W

· Silves, Algarve, Portugal

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

Detached house in Rua de Portela, 3, São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5393 Source verified · Century21 Realty Art · listed 3 Jun 2026
Asking price · Freehold
$488,043
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
294 m²
Land
8080 m²
True net yield
4.3%
≈ $3,601/mo net after costs & tax
5-yr total return (net + appreciation)
9.9% / yr avg
Payback in ~24 yrs from rent
Brixfox Score 73 · 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: 1990
Energy: D
Condition: good

Description

SOLD Discover this charming traditional property in the picturesque hamlet of Portela, São Bartolomeu de Messines. This spacious 3+1 bedroom, 2 bathroom residence boasts a peaceful location on an expansive 8080 m² plot, enveloped by a variety of fruit trees, olive trees, and carob trees. The land offers numerous flat 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)
$219/night
50% ($101)Brixfox estimate($219/night)200% ($403)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Indicative
Yearly income
$29,998
Likely range $17,999 – $41,997
Airbnb data$219/night · 78% occupancy
Rental income
$219/night · 78% occ.
$57,688
Running costs (20%)
Utilities, cleaning, maintenance
-$11,538
Income tax (10%)
Indonesian rental income tax
-$16,153
Property tax
Annual property tax
-$0
Net income
6.1% ROI
$29,998

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
7.7%
6.8%
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

10.2%

Annual Revenue

$57,688

Income Tax / yr

$5,048

Payback

24 yrs

True All-In Cost
Asking price$488,043
IMT — transfer tax (non-resident 7.5%)$36,603
Stamp duty (0.8%)$3,904
Notary + registry$2,174
Legal$6,003
Furnishing + STR launch$27,174
All-in cost$563,902

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$3.2M$2.4M$1.6M$796K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $449K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$546K
+22%
Rental Income
+$147K
Total Position
$693K
+54%
9.1%/yr
Year 10
Capital Value
$665K
+48%
Rental Income
+$316K
Total Position
$981K
+118%
8.1%/yr
Year 20
Capital Value
$984K
+119%
Rental Income
+$742K
Total Position
$1.7M
+284%
7.0%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.3M
Total Position
$2.8M
+517%
6.3%/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
Good
6.1% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Strong
$201 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
8080 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 78% — consistent booking demand
Premium nightly rate of $201 — positioned in the top tier
Generous 8080 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

58% occ.
6.6%
$2,702/mo
68% occ.
7.8%
$3,168/mo
78% occ.
8.9%
$3,634/mo
current
88% occ.
10.1%
$4,100/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.