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Detached house in N264, São Bartolomeu de Messines
Detached house in N264, São Bartolomeu de Messines — image 2Detached house in N264, São Bartolomeu de Messines — image 3Detached house in N264, São Bartolomeu de Messines — image 4Detached house in N264, São Bartolomeu de Messines — image 5
Grade Bvillamid-range

Detached house in N264, São Bartolomeu de Messines

Silves · Central Algarve ·

€575,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

34%

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: €32,222/yr
Average Daily Rate: €260
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 52.9 years
5-yr Capital Value: €666,583
10-yr Capital Value: €772,752
Brixfox Score: 58.9 / 100
Comparable Properties: 6
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€676,020

+17.6% over asking

Asking price€575,000
IMT — Property transfer tax (investment schedule)€33,830
IS — Stamp duty (0.8%)€4,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,625
Total acquisition costs€48,305
Renovation (est. €55/m² × 373 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,515
(€11,190–€29,840)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€676,020

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.8%

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.

Bedrooms: 3
Bathrooms: 2
Building: 373 m²
Land: 600 m²
Style: contemporary
Condition: good
Year Built: 1975
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large rooftop terraceoutdoor dining areaoutdoor lounge area

Score Breakdown

ROI
7.56
Visual Appeal
12.4
Ownership Security
13
Location
8.4
Land & Space
10.14
Rental Demand
3.39
Payback Speed
0
STR Suitability
4

Description

Excellent mixed-use urban building, located on the main street in the center of São Bartolomeu de Messines, comprising commercial space on the ground floor, a 3-bedroom apartment on the first floor, and a large patio with a terrace, offering multiple possibilities for use owner-occupied housing, commerce, and/or invest

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in N264, São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5531 Source verified · Imobipera · listed 2 Jun 2026
Asking price · Freehold
$625,000
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
373 m²
Land
600 m²
True net yield
1.9%
≈ $2,327/mo net after costs & tax
5-yr total return (net + appreciation)
7.2% / yr avg
Payback in ~53 yrs from rent
Brixfox Score 59 · 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: 1975
Energy: B
Condition: good

Description

Excellent mixed-use urban building, located on the main street in the center of São Bartolomeu de Messines, comprising commercial space on the ground floor, a 3-bedroom apartment on the first floor, and a large patio with a terrace, offering multiple possibilities for use owner-occupied housing, commerce, and/or invest

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)
$366/night
50% ($168)Brixfox estimate($366/night)200% ($674)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$21,818
Likely range $13,091 – $30,546
Airbnb data$366/night · 34% occupancy
Rental income
$366/night · 34% occ.
$41,958
Running costs (20%)
Utilities, cleaning, maintenance
-$8,392
Income tax (10%)
Indonesian rental income tax
-$11,748
Property tax
Annual property tax
-$0
Net income
3.5% ROI
$21,818

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.9%
3.4%
Fully-managed
2.4%
1.9%
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

5.9%

Annual Revenue

$41,958

Income Tax / yr

$3,672

Payback

53 yrs

True All-In Cost
Asking price$625,000
IMT — transfer tax (non-resident 7.5%)$46,875
Stamp duty (0.8%)$5,000
Notary + registry$2,174
Legal$7,688
Furnishing + STR launch$27,174
All-in cost$713,911

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$3.2M$2.4M$1.6M$811K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $575K
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 21: 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
$700K
+22%
Rental Income
+$107K
Total Position
$806K
+40%
7.0%/yr
Year 10
Capital Value
$851K
+48%
Rental Income
+$230K
Total Position
$1.1M
+88%
6.5%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$539K
Total Position
$1.8M
+213%
5.9%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$955K
Total Position
$2.8M
+390%
5.4%/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
Average
3.5% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$337 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $337 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 600 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near 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.
4.5%
$2,339/mo
40% occ.
6.0%
$3,119/mo
34% occ.
5.1%
$2,643/mo
current
44% occ.
6.6%
$3,423/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.