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

Detached house in São Bartolomeu de Messines, Silves

Silves · Central Algarve ·

€77,500

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

47%

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: €10,611/yr
Average Daily Rate: €62
-44.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 304.9 years
5-yr Capital Value: €89,844
10-yr Capital Value: €104,154
Brixfox Score: 47 / 100
Comparable Properties: 5
Data Confidence: 56%
Search Radius: 10 km

True Investment Cost

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

€172,495

+122.6% over asking

Asking price€77,500
IMT — Property transfer tax (investment schedule)€775
IS — Stamp duty (0.8%)€620
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,500
Total acquisition costs€4,145
Renovation (est. €900/m² × 80 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€72,000
(€56,000–€88,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€172,495

Gross yield (asking price)

13.7%

True gross yield (all-in)

6.2%

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: 80 m²
Land: 15960 m²
Style: dated
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
1.32
Visual Appeal
4.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.72
Payback Speed
0
STR Suitability
4

Description

Rustic Land with Urban Designation in the Algarve Hills – 15,960 m² with Potential for T2 Residential Project Discover this serene and expansive plot of 15,960 m², set in the heart of the Algarvian hills, where the stars shine brighter and the air is crisp and pure. A rare opportunity to combine natural beauty with c

Location

📍 37.3110°N, 8.2370°W

· Silves, Algarve, Portugal

Visit IAD Portugal →Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
IAD Portugal
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 São Bartolomeu de Messines, Silves

Silves · Central Algarve · Ref BF-5958 Source verified · IAD Portugal · listed 2 Jun 2026
Asking price · Freehold
$84,239
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
80 m²
Land
15960 m²
True net yield
0.3%
≈ $516/mo net after costs & tax
5-yr total return (net + appreciation)
12.3% / yr avg
Payback in ~305 yrs from rent
Brixfox Score 47 · 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: Exempt
Condition: needs-renovation

Description

Rustic Land with Urban Designation in the Algarve Hills – 15,960 m² with Potential for T2 Residential Project Discover this serene and expansive plot of 15,960 m², set in the heart of the Algarvian hills, where the stars shine brighter and the air is crisp and pure. A rare opportunity to combine natural beauty with 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)
$87/night
50% ($40)Brixfox estimate($87/night)200% ($160)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Indicative
Yearly income
$7,201
Likely range $4,321 – $10,082
Airbnb data$87/night · 47% occupancy
Rental income
$87/night · 47% occ.
$13,849
Running costs (20%)
Utilities, cleaning, maintenance
-$2,770
Income tax (10%)
Indonesian rental income tax
-$3,878
Property tax
Annual property tax
-$0
Net income
8.5% ROI
$7,201

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

0.3%

on all-in cost of $124,590

Scenario
Pre-tax
After-tax
Owner-managed
5.0%
4.0%
Fully-managed
1.3%
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

11.1%

Annual Revenue

$13,849

Income Tax / yr

$1,212

Payback

—

True All-In Cost
Asking price$84,239
IMT — transfer tax (non-resident 7.5%)$6,318
Stamp duty (0.8%)$674
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$124,590

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$652K$489K$326K$163K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $78K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$94K
+22%
Rental Income
+$35K
Total Position
$129K
+67%
10.8%/yr
Year 10
Capital Value
$115K
+48%
Rental Income
+$76K
Total Position
$191K
+146%
9.4%/yr
Year 20
Capital Value
$170K
+119%
Rental Income
+$178K
Total Position
$348K
+349%
7.8%/yr
Year 30
Capital Value
$251K
+224%
Rental Income
+$315K
Total Position
$567K
+631%
6.9%/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.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.5% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Average
$80 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
15960 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.5% — outperforms most villas in this market
Generous 15960 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 47% — 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.
7.9%
$554/mo
40% occ.
10.5%
$739/mo
47% occ.
12.4%
$872/mo
current
57% occ.
15.1%
$1,057/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.