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Detached house in N264, São Bartolomeu de Messines
Detached house in N264, São Bartolomeu de Messines — image 2Detached house in N264, São Bartolomeu de Messines — image 3Detached house in N264, São Bartolomeu de Messines — image 4Detached house in N264, São Bartolomeu de Messines — image 5
Grade C+villabudget

Detached house in N264, São Bartolomeu de Messines

Silves · Central Algarve ·

€225,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

31%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €17,284/yr
Average Daily Rate: €152
-6.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Budget finish (-12%)
Payback Period: 66.0 years
5-yr Capital Value: €260,837
10-yr Capital Value: €302,381
Brixfox Score: 52.3 / 100
Comparable Properties: 7
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€347,722

+54.5% over asking

Asking price€225,000
IMT — Property transfer tax (investment schedule)€6,747
IS — Stamp duty (0.8%)€1,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,375
Total acquisition costs€13,172
Renovation (est. €900/m² × 98 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€88,200
(€68,600–€107,800)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,350
All-in investment (incl. renovation & furnishing)€347,722

Gross yield (asking price)

7.7%

True gross yield (all-in)

5.0%

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: 2
Bathrooms: 1
Building: 98 m²
Land: 357 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rural settingmultiple buildingstraditional architecture

Score Breakdown

ROI
6.04
Visual Appeal
8
Ownership Security
13
Location
8.4
Land & Space
9.71
Rental Demand
3.11
Payback Speed
0
STR Suitability
4

Description

House T3 for sale.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on RE/MAX Albufeira Praia →Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
RE/MAX Albufeira Praia
2-bedroom freehold villa in Silves — photo 2 of 5
2-bedroom freehold villa in Silves — photo 3 of 5
2-bedroom freehold villa in Silves — photo 4 of 5
2-bedroom freehold villa in Silves — photo 5 of 5

Detached house in N264, São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-5937 Source verified · RE/MAX Albufeira Praia · listed 2 Jun 2026
Asking price · Freehold
$244,565
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
98 m²
Land
357 m²
True net yield
1.5%
≈ $1,081/mo net after costs & tax
5-yr total return (net + appreciation)
8.5% / yr avg
Payback in ~66 yrs from rent
Brixfox Score 52 · 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

Year built: 1951
Energy: F
Condition: needs-renovation

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)
$215/night
50% ($99)Brixfox estimate($215/night)200% ($395)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Indicative
Yearly income
$11,729
Likely range $7,038 – $16,421
Airbnb data$215/night · 31% occupancy
Rental income
$215/night · 31% occ.
$22,557
Running costs (20%)
Utilities, cleaning, maintenance
-$4,511
Income tax (10%)
Indonesian rental income tax
-$6,316
Property tax
Annual property tax
-$0
Net income
4.8% ROI
$11,729

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.3%
3.7%
Fully-managed
2.2%
1.5%
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

7.6%

Annual Revenue

$22,557

Income Tax / yr

$1,974

Payback

66 yrs

True All-In Cost
Asking price$244,565
IMT — transfer tax (non-resident 7.5%)$18,342
Stamp duty (0.8%)$1,957
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$298,223

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.4M$1.1M$715K$357K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $225K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$274K
+22%
Rental Income
+$57K
Total Position
$331K
+47%
8.0%/yr
Year 10
Capital Value
$333K
+48%
Rental Income
+$124K
Total Position
$457K
+103%
7.3%/yr
Year 20
Capital Value
$493K
+119%
Rental Income
+$290K
Total Position
$783K
+248%
6.4%/yr
Year 30
Capital Value
$730K
+224%
Rental Income
+$513K
Total Position
$1.2M
+453%
5.9%/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
Average
4.8% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Good
$198 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Good
357 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 4.8% 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

30% occ.
6.7%
$1,372/mo
40% occ.
9.0%
$1,830/mo
31% occ.
7.0%
$1,421/mo
current
41% occ.
9.2%
$1,879/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.