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 B+villabudget

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€570,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

7.3%

True Gross Yield

48%

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: €55,291/yr
Average Daily Rate: €313
-30.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%), Budget finish (-12%)
Payback Period: 22.4 years
5-yr Capital Value: €660,786
10-yr Capital Value: €766,032
Brixfox Score: 68.6 / 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.

€752,440

+32.0% over asking

Asking price€570,000
IMT — Property transfer tax (investment schedule)€33,430
IS — Stamp duty (0.8%)€4,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,550
Total acquisition costs€47,790
Renovation (est. €350/m² × 295 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€103,250
(€73,750–€132,750)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,400
All-in investment (incl. renovation & furnishing)€752,440

Gross yield (asking price)

9.7%

True gross yield (all-in)

7.3%

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: 5
Bathrooms: 2
Building: 295 m²
Land: 7040 m²
Style: dated
Condition: fair
Year Built: 1989
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolspacious outdoor patioupper-level balcony

Score Breakdown

ROI
16.41
Visual Appeal
8.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.84
Payback Speed
3
STR Suitability
4

Description

Detached House with Land and Swimming Pool near Silves – Stunning Countryside Views This excellent detached house is located in a quiet and peaceful area, just a few minutes from Silves, making it ideal as a permanent residence, holiday home or investment opportunity. The property is arranged over two floors, offerin

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Visit IAD Portugal →Listed via Idealista.pt
5-bedroom freehold villa in Silves — photo 1 of 5
IAD Portugal
5-bedroom freehold villa in Silves — photo 2 of 5
5-bedroom freehold villa in Silves — photo 3 of 5
5-bedroom freehold villa in Silves — photo 4 of 5
5-bedroom freehold villa in Silves — photo 5 of 5

Detached house in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5887 Source verified · IAD Portugal · listed 2 Jun 2026
Asking price · Freehold
$619,565
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
2
Built area
295 m²
Land
7040 m²
True net yield
4.5%
≈ $4,606/mo net after costs & tax
5-yr total return (net + appreciation)
9.8% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 69 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 1989
Energy: D
Condition: fair

Description

Detached House with Land and Swimming Pool near Silves – Stunning Countryside Views This excellent detached house is located in a quiet and peaceful area, just a few minutes from Silves, making it ideal as a permanent residence, holiday home or investment opportunity. The property is arranged over two floors, offerin

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)
$440/night
50% ($203)Brixfox estimate($440/night)200% ($810)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$37,420
Likely range $22,452 – $52,388
Airbnb data$440/night · 48% occupancy
Rental income
$440/night · 48% occ.
$71,961
Running costs (20%)
Utilities, cleaning, maintenance
-$14,392
Income tax (10%)
Indonesian rental income tax
-$20,149
Property tax
Annual property tax
-$0
Net income
6.0% ROI
$37,420

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.8%
6.9%
Fully-managed
5.4%
4.5%
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

10.2%

Annual Revenue

$71,961

Income Tax / yr

$6,297

Payback

22 yrs

True All-In Cost
Asking price$619,565
IMT — transfer tax (non-resident 7.5%)$46,467
Stamp duty (0.8%)$4,957
Notary + registry$2,174
Legal$7,621
Furnishing + STR launch$27,174
All-in cost$707,958

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$4.0M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $570K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$693K
+22%
Rental Income
+$183K
Total Position
$876K
+54%
9.0%/yr
Year 10
Capital Value
$844K
+48%
Rental Income
+$395K
Total Position
$1.2M
+117%
8.1%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$925K
Total Position
$2.2M
+281%
6.9%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.6M
Total Position
$3.5M
+512%
6.2%/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
Good
6.0% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$405 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
7040 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $405 — positioned in the top tier
Generous 7040 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
Occupancy at 48% — 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

30% occ.
5.4%
$2,812/mo
40% occ.
7.3%
$3,750/mo
48% occ.
8.8%
$4,533/mo
current
58% occ.
10.6%
$5,471/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.