Detached house in São Bartolomeu de Messines, Silves
Silves · Central Algarve ·
€820,000
Asking Price (EUR)
8.0%
True Net Yield (Owner, all-in)
5.6%
True Net Yield (Managed, all-in)
12.4%
True Gross Yield
66%
Occupancy
Projections — conservative (data maturing)
Our Airbnb calendar dataset started 0.8 months ago and is currently at 7% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.72, occupancy cap 66%) that auto-fades to full fidelity by April 2027.
True Investment Cost
Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.
€941,845
+14.9% over asking
| Asking price | €820,000 |
| IMT — Property transfer tax (investment schedule) | €49,200 |
| IS — Stamp duty (0.8%) | €6,560 |
| Notary (escritura) | €1,000 |
| Property registry | €250 |
| Legal fees (~1.5%) | €12,300 |
| Total acquisition costs | €69,310 |
| Renovation (est. €55/m² × 227 m²) Light touch-ups — paint, fixtures, deep clean. | €12,485 (€6,810–€18,160) |
| Furnishing & STR launch (4bd × €4500 base, mid-range tier) Furniture, appliances, electronics, linens, AL licence setup, launch photography. | €40,050 |
| All-in investment (incl. renovation & furnishing) | €941,845 |
Gross yield (asking price)
14.2%
True gross yield (all-in)
12.4%
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.
AL Licence Status Unconfirmed
AL licence status unconfirmed — verify before purchase
Design Features
Score Breakdown
Description
This stunning 4 bedroom countryside villa with swimming pool and mature garden is set on a plot of 6,240m2. It has beautiful country views and is located in a quiet and charming Hamlet offering a peaceful lifestyle whilst maintaining close proximity to the centre of São Bartolomeu de Messines and the town of Silves. Th
Location
📍 37.2162°N, 8.3414°W
· Silves, Algarve, Portugal