Launch offer — 3 months free free, no card

Detached house in São Bartolomeu de Messines
Detached house in São Bartolomeu de Messines — image 2Detached house in São Bartolomeu de Messines — image 3Detached house in São Bartolomeu de Messines — image 4Detached house in São Bartolomeu de Messines — image 5
Grade C+villabudget

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€225,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

31%

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: €17,880/yr
Average Daily Rate: €156
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 60.2 years
5-yr Capital Value: €260,837
10-yr Capital Value: €302,381
Brixfox Score: 48.8 / 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.

€400,772

+78.1% over asking

Asking price€225,000
IMT — Property transfer tax (investment schedule)€6,747
IS — Stamp duty (0.8%)€1,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,375
Total acquisition costs€13,172
Renovation (est. €900/m² × 156 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€140,400
(€109,200–€171,600)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€400,772

Gross yield (asking price)

8.0%

True gross yield (all-in)

4.5%

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: 3
Bathrooms: 3
Building: 156 m²
Land: 6880 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone-wallstraditional-roof-tiles

Score Breakdown

ROI
6.64
Visual Appeal
2.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.14
Payback Speed
0
STR Suitability
4

Description

The property is located in a Village 15 minutes from Silves, with two old houses for reconstruction. The main house has 109sqm, consisting of 6 compartments and an oldbarn with attic. The second house has 47sqm and consists of 4 compartments. Both houses are of typical stone construction and are in need of rehabilit

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on SERVESUL →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
SERVESUL
3-bedroom freehold villa in Silves — photo 2 of 5
3-bedroom freehold villa in Silves — photo 3 of 5
3-bedroom freehold villa in Silves — photo 4 of 5
3-bedroom freehold villa in Silves — photo 5 of 5

Detached house in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5761 Source verified · SERVESUL · listed 2 Jun 2026
Asking price · Freehold
$244,565
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
156 m²
Land
6880 m²
True net yield
1.7%
≈ $1,137/mo net after costs & tax
5-yr total return (net + appreciation)
8.7% / yr avg
Payback in ~60 yrs from rent
Brixfox Score 49 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: Exempt
Condition: needs-renovation

Description

The property is located in a Village 15 minutes from Silves, with two old houses for reconstruction. The main house has 109sqm, consisting of 6 compartments and an oldbarn with attic. The second house has 47sqm and consists of 4 compartments. Both houses are of typical stone construction and are in need of rehabilit

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)
$220/night
50% ($101)Brixfox estimate($220/night)200% ($404)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Indicative
Yearly income
$12,109
Likely range $7,265 – $16,952
Airbnb data$220/night · 31% occupancy
Rental income
$220/night · 31% occ.
$23,286
Running costs (20%)
Utilities, cleaning, maintenance
-$4,657
Income tax (10%)
Indonesian rental income tax
-$6,520
Property tax
Annual property tax
-$0
Net income
5.0% ROI
$12,109

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.6%
3.9%
Fully-managed
2.4%
1.7%
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

7.8%

Annual Revenue

$23,286

Income Tax / yr

$2,038

Payback

60 yrs

True All-In Cost
Asking price$244,565
IMT — transfer tax (non-resident 7.5%)$18,342
Stamp duty (0.8%)$1,957
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$298,223

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.4M$1.1M$724K$362K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $225K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$274K
+22%
Rental Income
+$59K
Total Position
$333K
+48%
8.1%/yr
Year 10
Capital Value
$333K
+48%
Rental Income
+$128K
Total Position
$461K
+105%
7.4%/yr
Year 20
Capital Value
$493K
+119%
Rental Income
+$299K
Total Position
$792K
+252%
6.5%/yr
Year 30
Capital Value
$730K
+224%
Rental Income
+$530K
Total Position
$1.3M
+460%
5.9%/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
Average
5.0% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$202 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
6880 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $202 — positioned in the top tier
Generous 6880 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 5.0% 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.
6.9%
$1,404/mo
40% occ.
9.2%
$1,871/mo
31% occ.
7.2%
$1,467/mo
current
41% occ.
9.5%
$1,935/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.