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Semi-detached house in São Bartolomeu de Messines, Silves
Semi-detached house in São Bartolomeu de Messines, Silves — image 2Semi-detached house in São Bartolomeu de Messines, Silves — image 3Semi-detached house in São Bartolomeu de Messines, Silves — image 4Semi-detached house in São Bartolomeu de Messines, Silves — image 5
Grade Bvillamid-range

Semi-detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€134,000

Asking Price (EUR)

8.3%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

12.7%

True Gross Yield

60%

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: €20,537/yr
Average Daily Rate: €94
Payback Period: 24.7 years
5-yr Capital Value: €155,343
10-yr Capital Value: €180,085
Brixfox Score: 60.9 / 100
Comparable Properties: 7
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€161,493

+20.5% over asking

Asking price€134,000
IMT — Property transfer tax (investment schedule)€1,661
IS — Stamp duty (0.8%)€1,072
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,010
Total acquisition costs€5,993
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,500
All-in investment (incl. renovation & furnishing)€161,493

Gross yield (asking price)

15.3%

True gross yield (all-in)

12.7%

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: 1
Bathrooms: 1
Building: 24 m²
Land: 24 m²
Style: modern
Condition: excellent
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

two-tone kitchen cabinetryintegrated microwavesleek black kitchen hardware

Score Breakdown

ROI
15.15
Visual Appeal
10.8
Ownership Security
13
Location
7.2
Land & Space
1.72
Rental Demand
6
Payback Speed
3
STR Suitability
4

Description

1-Bedroom House in the Centre of São Bartolomeu de Messines We present this cosy 1-bedroom house located in the centre of São Bartolomeu de Messines, in the municipality of Silves — an excellent opportunity for those seeking a practical, functional, and well-located property in the Algarve. Set in a quiet residential

Location

📍 37.2583°N, 8.2884°W

· Silves, Algarve, Portugal

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

Semi-detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve · Ref BF-5795 Source verified · Bluenest Realestate · listed 2 Jun 2026
Asking price · Freehold
$145,652
View original listing
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
24 m²
Land
24 m²
True net yield
4.1%
≈ $1,457/mo net after costs & tax
5-yr total return (net + appreciation)
13.3% / yr avg
Payback in ~25 yrs from rent
Brixfox Score 61 · 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

Energy: Exempt
Condition: excellent

Description

1-Bedroom House in the Centre of São Bartolomeu de Messines We present this cosy 1-bedroom house located in the centre of São Bartolomeu de Messines, in the municipality of Silves — an excellent opportunity for those seeking a practical, functional, and well-located property in the Algarve. Set in a quiet residential

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)
$132/night
50% ($61)Brixfox estimate($132/night)200% ($243)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$13,904
Likely range $8,342 – $19,465
Airbnb data$132/night · 60% occupancy
Rental income
$132/night · 60% occ.
$26,738
Running costs (20%)
Utilities, cleaning, maintenance
-$5,348
Income tax (10%)
Indonesian rental income tax
-$7,487
Property tax
Annual property tax
-$0
Net income
9.5% ROI
$13,904

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

4.0%

on all-in cost of $191,100

Scenario
Pre-tax
After-tax
Owner-managed
9.2%
7.9%
Fully-managed
5.3%
4.0%
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

14.0%

Annual Revenue

$26,738

Income Tax / yr

$2,339

Payback

25 yrs

True All-In Cost
Asking price$145,652
IMT — transfer tax (non-resident 7.5%)$10,924
Stamp duty (0.8%)$1,165
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$191,100

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.2M$900K$600K$300K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $134K
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 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$163K
+22%
Rental Income
+$68K
Total Position
$231K
+72%
11.5%/yr
Year 10
Capital Value
$198K
+48%
Rental Income
+$147K
Total Position
$345K
+157%
9.9%/yr
Year 20
Capital Value
$294K
+119%
Rental Income
+$344K
Total Position
$637K
+376%
8.1%/yr
Year 30
Capital Value
$435K
+224%
Rental Income
+$609K
Total Position
$1.0M
+678%
7.1%/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
Strong
9.5% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Good
$121 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
24 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.5% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 60% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
9.2%
$1,123/mo
50% occ.
11.6%
$1,404/mo
60% occ.
13.9%
$1,684/mo
current
70% occ.
16.2%
$1,965/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.