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House in São Bartolomeu de Messines
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Grade Bvillamid-range

House in São Bartolomeu de Messines

Silves · Central Algarve ·

€499,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.3%

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: €30,763/yr
Average Daily Rate: €249
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 48.2 years
5-yr Capital Value: €578,478
10-yr Capital Value: €670,614
Brixfox Score: 61.7 / 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.

€579,457

+16.1% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €55/m² × 96 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,280
(€2,880–€7,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€579,457

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.3%

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: 96 m²
Land: 3600 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
Energy Certificate: F
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white and blue architecturestone wall landscapingoutdoor lounge area by pool

Score Breakdown

ROI
8.28
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.39
Payback Speed
1
STR Suitability
4

Description

3 Bedroom Village House with Pool set within the Rolling Hills near Messines •Living Area from 96m², Construction Area 96m² •Plot 3600m² •Year of Construction Pre 1951 •3 Bedrooms, 2 bathrooms •Distance from beach 25km This is an authentic Portuguese style 3-bedroom country house on a large plot. The interior is fini

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

House in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5784 Source verified · Togofor Homes · listed 2 Jun 2026
Asking price · Freehold
$542,391
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
96 m²
Land
3600 m²
True net yield
2.1%
≈ $2,232/mo net after costs & tax
5-yr total return (net + appreciation)
7.6% / yr avg
Payback in ~48 yrs from rent
Brixfox Score 62 · 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: 1951
Energy: F
Condition: good

Description

3 Bedroom Village House with Pool set within the Rolling Hills near Messines •Living Area from 96m², Construction Area 96m² •Plot 3600m² •Year of Construction Pre 1951 •3 Bedrooms, 2 bathrooms •Distance from beach 25km This is an authentic Portuguese style 3-bedroom country house on a large plot. The interior is fini

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)
$350/night
50% ($161)Brixfox estimate($350/night)200% ($643)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$20,826
Likely range $12,496 – $29,157
Airbnb data$350/night · 34% occupancy
Rental income
$350/night · 34% occ.
$40,050
Running costs (20%)
Utilities, cleaning, maintenance
-$8,010
Income tax (10%)
Indonesian rental income tax
-$11,214
Property tax
Annual property tax
-$0
Net income
3.8% ROI
$20,826

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.3%
3.7%
Fully-managed
2.6%
2.1%
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

6.4%

Annual Revenue

$40,050

Income Tax / yr

$3,504

Payback

48 yrs

True All-In Cost
Asking price$542,391
IMT — transfer tax (non-resident 7.5%)$40,679
Stamp duty (0.8%)$4,339
Notary + registry$2,174
Legal$6,672
Furnishing + STR launch$27,174
All-in cost$623,429

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.9M$2.2M$1.5M$727K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $499K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$607K
+22%
Rental Income
+$102K
Total Position
$709K
+42%
7.3%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$220K
Total Position
$958K
+92%
6.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$515K
Total Position
$1.6M
+222%
6.0%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$912K
Total Position
$2.5M
+407%
5.6%/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

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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
3.8% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$322 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
3600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $322 — positioned in the top tier
Generous 3600 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 3.8% 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.
4.9%
$2,233/mo
40% occ.
6.6%
$2,977/mo
34% occ.
5.6%
$2,523/mo
current
44% occ.
7.2%
$3,267/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.