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Semi-detached house in Rua Doutor António da Costa Contreiras, 13, São Bartolomeu de Messines
Semi-detached house in Rua Doutor António da Costa Contreiras, 13, São Bartolomeu de Messines — image 2Semi-detached house in Rua Doutor António da Costa Contreiras, 13, São Bartolomeu de Messines — image 3Semi-detached house in Rua Doutor António da Costa Contreiras, 13, São Bartolomeu de Messines — image 4Semi-detached house in Rua Doutor António da Costa Contreiras, 13, São Bartolomeu de Messines — image 5
Grade C+villamid-range

Semi-detached house in Rua Doutor António da Costa Contreiras, 13, São Bartolomeu de Messines

Silves · Central Algarve ·

€370,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

63%

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: €24,784/yr
Average Daily Rate: €107
-13.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 50.8 years
5-yr Capital Value: €428,931
10-yr Capital Value: €497,249
Brixfox Score: 52.7 / 100
Comparable Properties: 5
Data Confidence: 62%
Search Radius: 6 km

True Investment Cost

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

€440,720

+19.1% over asking

Asking price€370,000
IMT — Property transfer tax (investment schedule)€17,430
IS — Stamp duty (0.8%)€2,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,550
Total acquisition costs€27,190
Renovation (est. €55/m² × 206 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,330
(€6,180–€16,480)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€440,720

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.6%

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: 1
Building: 206 m²
Land: 252 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wrought-iron balconytraditional window shutters

Score Breakdown

ROI
7.88
Visual Appeal
7.4
Ownership Security
13
Location
8.4
Land & Space
5.66
Rental Demand
6.32
Payback Speed
0
STR Suitability
4

Description

Semi-detached house in the center of the Village of São Bartolomeu de Messines consisting of two floors, ground floor and first floor. The first floor has three bedrooms, a bathroom with bathtub, living room and kitchen equipped with a marquee in a total area of 109 m2. The ground floor consists of a commercial space

Location

📍 37.2552°N, 8.2880°W

· Silves, Algarve, Portugal

Listed by Rui Fernandes via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Idealista.pt
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 Rua Doutor António da Costa Contreiras, 13, São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5924 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$402,174
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
206 m²
Land
252 m²
True net yield
2.0%
≈ $1,725/mo net after costs & tax
5-yr total return (net + appreciation)
7.9% / yr avg
Payback in ~51 yrs from rent
Brixfox Score 53 · 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: F
Condition: good

Description

Semi-detached house in the center of the Village of São Bartolomeu de Messines consisting of two floors, ground floor and first floor. The first floor has three bedrooms, a bathroom with bathtub, living room and kitchen equipped with a marquee in a total area of 109 m2. The ground floor consists of a commercial space

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)
$151/night
50% ($70)Brixfox estimate($151/night)200% ($278)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Indicative
Yearly income
$16,785
Likely range $10,071 – $23,499
Airbnb data$151/night · 63% occupancy
Rental income
$151/night · 63% occ.
$32,278
Running costs (20%)
Utilities, cleaning, maintenance
-$6,456
Income tax (10%)
Indonesian rental income tax
-$9,038
Property tax
Annual property tax
-$0
Net income
4.2% ROI
$16,785

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.4%
3.8%
Fully-managed
2.6%
2.0%
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

6.9%

Annual Revenue

$32,278

Income Tax / yr

$2,824

Payback

51 yrs

True All-In Cost
Asking price$402,174
IMT — transfer tax (non-resident 7.5%)$30,163
Stamp duty (0.8%)$3,217
Notary + registry$2,174
Legal$4,947
Furnishing + STR launch$27,174
All-in cost$469,849

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.2M$1.7M$1.1M$556K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $370K
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 19: 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
$450K
+22%
Rental Income
+$82K
Total Position
$532K
+44%
7.5%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$177K
Total Position
$725K
+96%
7.0%/yr
Year 20
Capital Value
$811K
+119%
Rental Income
+$415K
Total Position
$1.2M
+231%
6.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$735K
Total Position
$1.9M
+423%
5.7%/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
Average
4.2% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Good
$139 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
252 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.2% 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

43% occ.
4.1%
$1,390/mo
53% occ.
5.1%
$1,712/mo
63% occ.
6.1%
$2,034/mo
current
73% occ.
7.0%
$2,355/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.