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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 ·

€199,000

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

3.0%

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: €12,436/yr
Average Daily Rate: €109
-54.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 295.6 years
5-yr Capital Value: €230,696
10-yr Capital Value: €267,439
Brixfox Score: 42.9 / 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.

€420,054

+111.1% over asking

Asking price€199,000
IMT — Property transfer tax (investment schedule)€4,927
IS — Stamp duty (0.8%)€1,592
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,985
Total acquisition costs€10,754
Renovation (est. €900/m² × 209 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€188,100
(€146,300–€229,900)
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)€420,054

Gross yield (asking price)

6.3%

True gross yield (all-in)

3.0%

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: 3
Bathrooms: 1
Building: 209 m²
Land: 4120 m²
Style: dated
Condition: needs-renovation
Year Built: 1951
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
1.36
Visual Appeal
2.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.14
Payback Speed
0
STR Suitability
4

Description

House for restoration, with 209 m2 of existing area, situated on a generous plot of 4120 m2, of which 434 m2 are urban, offering a rare opportunity for those seeking to create something truly special. The current house is semi-detached on only one side, preserving privacy, and can be restored with all the charm of a c

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on Soniaimo - Mediação Imobiliaria, Lda →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Soniaimo - Mediação Imobiliaria, Lda
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-5945 Source verified · Soniaimo - Mediação Imobiliaria, Lda · listed 2 Jun 2026
Asking price · Freehold
$216,304
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
209 m²
Land
4120 m²
True net yield
0.3%
≈ $618/mo net after costs & tax
5-yr total return (net + appreciation)
7.7% / yr avg
Payback in ~296 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

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

Description

House for restoration, with 209 m2 of existing area, situated on a generous plot of 4120 m2, of which 434 m2 are urban, offering a rare opportunity for those seeking to create something truly special. The current house is semi-detached on only one side, preserving privacy, and can be restored with all the charm of a c

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)
$153/night
50% ($70)Brixfox estimate($153/night)200% ($282)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Indicative
Yearly income
$8,439
Likely range $5,063 – $11,815
Airbnb data$153/night · 31% occupancy
Rental income
$153/night · 31% occ.
$16,229
Running costs (20%)
Utilities, cleaning, maintenance
-$3,246
Income tax (10%)
Indonesian rental income tax
-$4,544
Property tax
Annual property tax
-$0
Net income
3.9% ROI
$8,439

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.8%
2.2%
Fully-managed
0.9%
0.3%
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

6.1%

Annual Revenue

$16,229

Income Tax / yr

$1,420

Payback

—

True All-In Cost
Asking price$216,304
IMT — transfer tax (non-resident 7.5%)$16,223
Stamp duty (0.8%)$1,730
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$267,616

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.2M$875K$584K$292K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $199K
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 20: 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
$242K
+22%
Rental Income
+$41K
Total Position
$283K
+42%
7.3%/yr
Year 10
Capital Value
$295K
+48%
Rental Income
+$89K
Total Position
$384K
+93%
6.8%/yr
Year 20
Capital Value
$436K
+119%
Rental Income
+$209K
Total Position
$645K
+224%
6.1%/yr
Year 30
Capital Value
$645K
+224%
Rental Income
+$369K
Total Position
$1.0M
+410%
5.6%/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

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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
3.9% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
4120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 4120 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
Yield of 3.9% 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.
5.4%
$978/mo
40% occ.
7.2%
$1,304/mo
31% occ.
5.7%
$1,023/mo
current
41% occ.
7.5%
$1,349/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.