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House in São Bartolomeu de Messines
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Grade Avillamid-range

House in São Bartolomeu de Messines

Silves · Central Algarve ·

€585,000

Asking Price (EUR)

8.6%

True Net Yield (Owner, all-in)

6.1%

True Net Yield (Managed, all-in)

10.5%

True Gross Yield

49%

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: €82,523/yr
Average Daily Rate: €460
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 13.7 years
5-yr Capital Value: €678,175
10-yr Capital Value: €786,191
Brixfox Score: 78.2 / 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.

€782,835

+33.8% over asking

Asking price€585,000
IMT — Property transfer tax (investment schedule)€34,630
IS — Stamp duty (0.8%)€4,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,775
Total acquisition costs€49,335
Renovation (est. €55/m² × 1920 m²)
Light touch-ups — paint, fixtures, deep clean.		€105,600
(€57,600–€153,600)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€782,835

Gross yield (asking price)

14.1%

True gross yield (all-in)

10.5%

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
Bathrooms: 3
Building: 1920 m²
Land: 1809 m²
Style: portuguese-traditional
Condition: good
Year Built: 1985
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar-water-heaterlandscaped-gardentraditional-portuguese-architecture

Score Breakdown

ROI
23.58
Visual Appeal
11.2
Ownership Security
13
Location
7.2
Land & Space
9.26
Rental Demand
4.91
Payback Speed
5
STR Suitability
4

Description

We present this excellent 4 bedroom villa, located in Benaciate, a few kilometers from São Bartolomeu de Messines, where you can find all services, commerce, schools and restaurants. The property is set on a plot of about 2000 m², fully fenced and with excellent outdoor use. It has a beautiful garden, private pool and

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on Portugal Dream Home →Listed via Idealista.pt
5-bedroom freehold villa in Silves — photo 1 of 5
Portugal Dream Home
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5-bedroom freehold villa in Silves — photo 5 of 5

House in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5689 Source verified · Portugal Dream Home · listed 2 Jun 2026
Asking price · Freehold
$635,870
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
3
Built area
1920 m²
Land
1809 m²
True net yield
7.3%
≈ $7,291/mo net after costs & tax
5-yr total return (net + appreciation)
12.5% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 78 · 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

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 1985
Energy: C
Condition: good

Description

We present this excellent 4 bedroom villa, located in Benaciate, a few kilometers from São Bartolomeu de Messines, where you can find all services, commerce, schools and restaurants. The property is set on a plot of about 2000 m², fully fenced and with excellent outdoor use. It has a beautiful garden, private pool and

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)
$648/night
50% ($298)Brixfox estimate($648/night)200% ($1192)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Indicative
Yearly income
$55,899
Likely range $33,539 – $78,259
Airbnb data$648/night · 49% occupancy
Rental income
$648/night · 49% occ.
$107,498
Running costs (20%)
Utilities, cleaning, maintenance
-$21,500
Income tax (10%)
Indonesian rental income tax
-$30,099
Property tax
Annual property tax
-$0
Net income
8.8% ROI
$55,899

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.1%
10.8%
Fully-managed
8.6%
7.3%
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

14.8%

Annual Revenue

$107,498

Income Tax / yr

$9,407

Payback

14 yrs

True All-In Cost
Asking price$635,870
IMT — transfer tax (non-resident 7.5%)$47,690
Stamp duty (0.8%)$5,087
Notary + registry$2,174
Legal$7,822
Furnishing + STR launch$27,174
All-in cost$725,816

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $585K
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 10: 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
$712K
+22%
Rental Income
+$273K
Total Position
$985K
+68%
11.0%/yr
Year 10
Capital Value
$866K
+48%
Rental Income
+$590K
Total Position
$1.5M
+149%
9.5%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.4M
Total Position
$2.7M
+355%
7.9%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$2.4M
Total Position
$4.3M
+643%
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.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$596 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1809 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $596 — positioned in the top tier
Generous 1809 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
7.8%
$4,138/mo
40% occ.
10.4%
$5,517/mo
49% occ.
12.8%
$6,772/mo
current
59% occ.
15.4%
$8,152/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.