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Detached house in São Bartolomeu de Messines
Detached house in São Bartolomeu de Messines — image 2Detached house in São Bartolomeu de Messines — image 3Detached house in São Bartolomeu de Messines — image 4Detached house in São Bartolomeu de Messines — image 5
Grade Cvillabudget

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€105,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

3.8%

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: €11,436/yr
Average Daily Rate: €102
-57.0% vs area baselineImage quality 1/10 (-18%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 185.6 years
5-yr Capital Value: €121,724
10-yr Capital Value: €141,111
Brixfox Score: 36.6 / 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.

€302,946

+188.5% over asking

Asking price€105,000
IMT — Property transfer tax (investment schedule)€1,081
IS — Stamp duty (0.8%)€840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,575
Total acquisition costs€4,746
Renovation (est. €900/m² × 190 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€171,000
(€133,000–€209,000)
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)€302,946

Gross yield (asking price)

10.9%

True gross yield (all-in)

3.8%

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: 190 m²
Style: dated
Condition: needs-renovation
Year Built: 1970
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
2.16
Visual Appeal
1.4
Ownership Security
13
Location
7.2
Land & Space
5.8
Rental Demand
3.08
Payback Speed
0
STR Suitability
4

Description

House T3 for sale at 105 000 €.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-6007 Source verified · RE/MAX Albufeira Smart · listed 2 Jun 2026
Asking price · Freehold
$114,130
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
190 m²
True net yield
0.5%
≈ $580/mo net after costs & tax
5-yr total return (net + appreciation)
10.6% / yr avg
Payback in ~186 yrs from rent
Brixfox Score 37 · 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: 1970
Energy: Exempt
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)
$143/night
50% ($66)Brixfox estimate($143/night)200% ($263)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Indicative
Yearly income
$7,761
Likely range $4,657 – $10,865
Airbnb data$143/night · 31% occupancy
Rental income
$143/night · 31% occ.
$14,925
Running costs (20%)
Utilities, cleaning, maintenance
-$2,985
Income tax (10%)
Indonesian rental income tax
-$4,179
Property tax
Annual property tax
-$0
Net income
6.8% ROI
$7,761

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.4%
3.6%
Fully-managed
1.4%
0.5%
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

9.5%

Annual Revenue

$14,925

Income Tax / yr

$1,305

Payback

—

True All-In Cost
Asking price$114,130
IMT — transfer tax (non-resident 7.5%)$8,560
Stamp duty (0.8%)$913
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$156,962

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$782K$587K$391K$196K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $105K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$128K
+22%
Rental Income
+$38K
Total Position
$166K
+58%
9.5%/yr
Year 10
Capital Value
$155K
+48%
Rental Income
+$82K
Total Position
$237K
+126%
8.5%/yr
Year 20
Capital Value
$230K
+119%
Rental Income
+$192K
Total Position
$422K
+302%
7.2%/yr
Year 30
Capital Value
$341K
+224%
Rental Income
+$340K
Total Position
$680K
+548%
6.4%/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
Good
6.8% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Good
$132 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Weak
0 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
Occupancy at 31% — 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.
9.6%
$914/mo
current
40% occ.
12.8%
$1,219/mo
31% occ.
9.9%
$940/mo
current
41% occ.
13.1%
$1,245/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.