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Detached house, CM 1161-1, São Bartolomeu de Messines, Silves
Detached house, CM 1161-1, São Bartolomeu de Messines, Silves — image 2Detached house, CM 1161-1, São Bartolomeu de Messines, Silves — image 3Detached house, CM 1161-1, São Bartolomeu de Messines, Silves — image 4Detached house, CM 1161-1, São Bartolomeu de Messines, Silves — image 5
Grade C+villabudget

Detached house, CM 1161-1, São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€398,500

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

23%

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: €16,906/yr
Average Daily Rate: €199
-22.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 176.6 years
5-yr Capital Value: €461,971
10-yr Capital Value: €535,551
Brixfox Score: 48.3 / 100
Comparable Properties: 6
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€452,261

+13.5% over asking

Asking price€398,500
IMT — Property transfer tax (investment schedule)€19,710
IS — Stamp duty (0.8%)€3,188
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,978
Total acquisition costs€30,126
Renovation (est. €55/m² × 87 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,785
(€2,610–€6,960)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€452,261

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.7%

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: 2
Bathrooms: 1
Building: 87 m²
Land: 455 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

green window framespicket fence

Score Breakdown

ROI
2.28
Visual Appeal
8.2
Ownership Security
13
Location
7.2
Land & Space
11.28
Rental Demand
2.32
Payback Speed
0
STR Suitability
4

Description

******Exclusive****** Charming cottage fully renovated with high quality standards. Located in a small rural village, this property offers views over the orange groves and excellent sun exposure to the south. It offers pleasant outdoor areas, including a landscaped garden and a covered area with a jacuzzi. The proper

Location

📍 37.2386°N, 8.3426°W

· Silves, Algarve, Portugal

Visit City Home Imobiliária →Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
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Detached house, CM 1161-1, São Bartolomeu de Messines, Silves

Silves · Central Algarve · Ref BF-5534 Source verified · City Home Imobiliária · listed 2 Jun 2026
Asking price · Freehold
$433,152
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
87 m²
Land
455 m²
True net yield
0.6%
≈ $929/mo net after costs & tax
5-yr total return (net + appreciation)
6.4% / yr avg
Payback in ~177 yrs from rent
Brixfox Score 48 · C+

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: D
Condition: good

Description

******Exclusive****** Charming cottage fully renovated with high quality standards. Located in a small rural village, this property offers views over the orange groves and excellent sun exposure to the south. It offers pleasant outdoor areas, including a landscaped garden and a covered area with a jacuzzi. The proper

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)
$281/night
50% ($129)Brixfox estimate($281/night)200% ($516)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Indicative
Yearly income
$11,448
Likely range $6,870 – $16,028
Airbnb data$281/night · 23% occupancy
Rental income
$281/night · 23% occ.
$22,016
Running costs (20%)
Utilities, cleaning, maintenance
-$4,403
Income tax (10%)
Indonesian rental income tax
-$6,165
Property tax
Annual property tax
-$0
Net income
2.6% ROI
$11,448

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

0.6%

on all-in cost of $503,779

Scenario
Pre-tax
After-tax
Owner-managed
2.2%
1.8%
Fully-managed
0.9%
0.6%
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

4.4%

Annual Revenue

$22,016

Income Tax / yr

$1,926

Payback

—

True All-In Cost
Asking price$433,152
IMT — transfer tax (non-resident 7.5%)$32,487
Stamp duty (0.8%)$3,465
Notary + registry$2,174
Legal$5,328
Furnishing + STR launch$27,174
All-in cost$503,779

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.1M$1.5M$1.0M$516K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$56K
Total Position
$541K
+36%
6.3%/yr
Year 10
Capital Value
$590K
+48%
Rental Income
+$121K
Total Position
$711K
+78%
6.0%/yr
Year 20
Capital Value
$873K
+119%
Rental Income
+$283K
Total Position
$1.2M
+190%
5.5%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$501K
Total Position
$1.8M
+350%
5.1%/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
Weak
2.6% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Strong
$258 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Good
455 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $258 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.6% is below 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.
5.0%
$1,792/mo
40% occ.
6.6%
$2,390/mo
23% occ.
3.8%
$1,387/mo
current
33% occ.
5.5%
$1,985/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.