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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 Bvillaluxury

Detached house in São Bartolomeu de Messines

Silves · Central Algarve ·

€769,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

34%

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: €39,541/yr
Average Daily Rate: €315
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 53.2 years
5-yr Capital Value: €891,482
10-yr Capital Value: €1.0M
Brixfox Score: 56 / 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.

€887,377

+15.4% over asking

Asking price€769,000
IMT — Property transfer tax (investment schedule)€46,140
IS — Stamp duty (0.8%)€6,152
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,535
Total acquisition costs€65,077
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€887,377

Gross yield (asking price)

5.1%

True gross yield (all-in)

4.5%

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: 2
Building: 250 m²
Style: contemporary
Condition: excellent
Year Built: 2025
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolintegrated pool seating/loungerswooden deck surrounding poollavender landscaping

Score Breakdown

ROI
7.52
Visual Appeal
14.8
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
3.44
Payback Speed
0
STR Suitability
4

Description

This elegant villa offers a perfect blend of comfort and style in the peaceful surroundings of Silves. With three well-appointed bedrooms and two bathrooms, the property provides ample space for family living or entertaining guests. The villa is set on a large 5,000 m² plot, ensuring privacy and plenty of outdoor space

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Visit Divine Home →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Divine Home
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-62255 Source verified · Divine Home · listed 2 Jun 2026
Asking price · Freehold
$835,870
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
250 m²
True net yield
1.9%
≈ $2,926/mo net after costs & tax
5-yr total return (net + appreciation)
7.0% / yr avg
Payback in ~53 yrs from rent
Brixfox Score 56 · B

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: 2025
Condition: excellent
View: countryside

Description

This elegant villa offers a perfect blend of comfort and style in the peaceful surroundings of Silves. With three well-appointed bedrooms and two bathrooms, the property provides ample space for family living or entertaining guests. The villa is set on a large 5,000 m² plot, ensuring privacy and plenty of outdoor 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)
$443/night
50% ($204)Brixfox estimate($443/night)200% ($815)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$26,775
Likely range $16,065 – $37,486
Airbnb data$443/night · 34% occupancy
Rental income
$443/night · 34% occ.
$51,491
Running costs (20%)
Utilities, cleaning, maintenance
-$10,298
Income tax (10%)
Indonesian rental income tax
-$14,418
Property tax
Annual property tax
-$0
Net income
3.2% ROI
$26,775

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.7%
3.2%
Fully-managed
2.4%
1.9%
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

5.5%

Annual Revenue

$51,491

Income Tax / yr

$4,505

Payback

53 yrs

True All-In Cost
Asking price$835,870
IMT — transfer tax (non-resident 7.5%)$62,690
Stamp duty (0.8%)$6,687
Notary + registry$2,174
Legal$10,282
Furnishing + STR launch$27,174
All-in cost$944,876

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $769K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$936K
+22%
Rental Income
+$131K
Total Position
$1.1M
+39%
6.8%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$282K
Total Position
$1.4M
+85%
6.3%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$662K
Total Position
$2.3M
+205%
5.7%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$1.2M
Total Position
$3.7M
+377%
5.3%/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
3.2% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$407 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $407 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.2% 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

30% occ.
4.1%
$2,828/mo
40% occ.
5.4%
$3,771/mo
34% occ.
4.7%
$3,244/mo
current
44% occ.
6.0%
$4,187/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.