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Semi-detached house in São Bartolomeu de Messines
Semi-detached house in São Bartolomeu de Messines — image 2Semi-detached house in São Bartolomeu de Messines — image 3Semi-detached house in São Bartolomeu de Messines — image 4Semi-detached house in São Bartolomeu de Messines — image 5
Grade Cvillabudget

Semi-detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€525,000

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

33%

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: €21,302/yr
Average Daily Rate: €177
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 122.8 years
5-yr Capital Value: €608,619
10-yr Capital Value: €705,556
Brixfox Score: 42.7 / 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.

€682,755

+30.0% over asking

Asking price€525,000
IMT — Property transfer tax (investment schedule)€29,830
IS — Stamp duty (0.8%)€4,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,875
Total acquisition costs€43,155
Renovation (est. €350/m² × 264 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€92,400
(€66,000–€118,800)
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)€682,755

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.1%

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: 264 m²
Land: 245 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor barbecue areatraditional Portuguese facade with balconies

Score Breakdown

ROI
3.24
Visual Appeal
6.8
Ownership Security
13
Location
7.2
Land & Space
5.16
Rental Demand
3.29
Payback Speed
0
STR Suitability
4

Description

Spacious 3 Bedroom Villa Campilhos - Messines. This spacious semi-detached Villa is situated in an Urbanization in Campilhos, a few Minutes drive from Messines. The accommodation comprises of a garage and a toilet on the ground floor with capacity to park 4 cars. On the first floor there is a lounge/dining room with fi

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on Minita Real Estate →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Minita Real Estate
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

Semi-detached house in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5899 Source verified · Minita Real Estate · listed 2 Jun 2026
Asking price · Freehold
$570,652
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
264 m²
Land
245 m²
True net yield
0.8%
≈ $1,282/mo net after costs & tax
5-yr total return (net + appreciation)
6.3% / yr avg
Payback in ~123 yrs from rent
Brixfox Score 43 · 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

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: In process
Condition: fair

Description

Spacious 3 Bedroom Villa Campilhos - Messines. This spacious semi-detached Villa is situated in an Urbanization in Campilhos, a few Minutes drive from Messines. The accommodation comprises of a garage and a toilet on the ground floor with capacity to park 4 cars. On the first floor there is a lounge/dining room with fi

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)
$250/night
50% ($115)Brixfox estimate($250/night)200% ($459)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Indicative
Yearly income
$14,429
Likely range $8,658 – $20,201
Airbnb data$250/night · 33% occupancy
Rental income
$250/night · 33% occ.
$27,749
Running costs (20%)
Utilities, cleaning, maintenance
-$5,550
Income tax (10%)
Indonesian rental income tax
-$7,770
Property tax
Annual property tax
-$0
Net income
2.5% ROI
$14,429

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.4%
2.0%
Fully-managed
1.2%
0.8%
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

4.2%

Annual Revenue

$27,749

Income Tax / yr

$2,428

Payback

—

True All-In Cost
Asking price$570,652
IMT — transfer tax (non-resident 7.5%)$42,799
Stamp duty (0.8%)$4,565
Notary + registry$2,174
Legal$7,020
Furnishing + STR launch$27,174
All-in cost$654,384

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.7M$2.0M$1.3M$671K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $525K
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$639K
+22%
Rental Income
+$70K
Total Position
$709K
+35%
6.2%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$152K
Total Position
$929K
+77%
5.9%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$357K
Total Position
$1.5M
+187%
5.4%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$632K
Total Position
$2.3M
+345%
5.1%/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
Weak
2.5% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$230 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Average
245 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $230 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% is below 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.
3.4%
$1,595/mo
40% occ.
4.5%
$2,127/mo
33% occ.
3.7%
$1,748/mo
current
43% occ.
4.8%
$2,280/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.