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House in São Bartolomeu de Messines
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Grade C+villabudget

House in São Bartolomeu de Messines

Silves · Central Algarve ·

€275,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

31%

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: €20,589/yr
Average Daily Rate: €180
-24.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Has countryside (+10%), Budget finish (-12%)
Payback Period: 53.3 years
5-yr Capital Value: €318,800
10-yr Capital Value: €369,577
Brixfox Score: 49.7 / 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.

€477,922

+73.8% over asking

Asking price€275,000
IMT — Property transfer tax (investment schedule)€10,247
IS — Stamp duty (0.8%)€2,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,125
Total acquisition costs€17,822
Renovation (est. €900/m² × 181 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€162,900
(€126,700–€199,100)
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)€477,922

Gross yield (asking price)

7.5%

True gross yield (all-in)

4.3%

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: 3
Building: 181 m²
Land: 6080 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1947
Energy Certificate: Exempt
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
7.52
Visual Appeal
2.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.14
Payback Speed
0
STR Suitability
4

Description

In the village of Gregórios (São Bartolomeu de Messines, Silves), we find this magnificent mixed-use plot, with an approved project for the reconstruction and expansion of the existing construction. With a beautiful view of the countryside and mountains and good access, this could become your dream home. The project in

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on Portugal Dream Home →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Portugal Dream Home
3-bedroom freehold villa in Silves — photo 2 of 5
3-bedroom freehold villa in Silves — photo 3 of 5
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3-bedroom freehold villa in Silves — photo 5 of 5

House in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-67086 Source verified · Portugal Dream Home · listed 2 Jun 2026
Asking price · Freehold
$298,913
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
181 m²
Land
6080 m²
True net yield
1.9%
≈ $1,372/mo net after costs & tax
5-yr total return (net + appreciation)
8.4% / yr avg
Payback in ~53 yrs from rent
Brixfox Score 50 · 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: 1947
Energy: Exempt
Condition: needs-renovation
View: countryside

Description

In the village of Gregórios (São Bartolomeu de Messines, Silves), we find this magnificent mixed-use plot, with an approved project for the reconstruction and expansion of the existing construction. With a beautiful view of the countryside and mountains and good access, this could become your dream home. The project in

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)
$253/night
50% ($116)Brixfox estimate($253/night)200% ($466)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Indicative
Yearly income
$13,943
Likely range $8,366 – $19,521
Airbnb data$253/night · 31% occupancy
Rental income
$253/night · 31% occ.
$26,814
Running costs (20%)
Utilities, cleaning, maintenance
-$5,363
Income tax (10%)
Indonesian rental income tax
-$7,508
Property tax
Annual property tax
-$0
Net income
4.7% ROI
$13,943

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
4.6%
4.0%
Fully-managed
2.5%
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

7.5%

Annual Revenue

$26,814

Income Tax / yr

$2,347

Payback

53 yrs

True All-In Cost
Asking price$298,913
IMT — transfer tax (non-resident 7.5%)$22,418
Stamp duty (0.8%)$2,391
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$357,082

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.7M$1.3M$864K$432K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $275K
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
$335K
+22%
Rental Income
+$68K
Total Position
$403K
+46%
7.9%/yr
Year 10
Capital Value
$407K
+48%
Rental Income
+$147K
Total Position
$554K
+101%
7.3%/yr
Year 20
Capital Value
$603K
+119%
Rental Income
+$345K
Total Position
$947K
+244%
6.4%/yr
Year 30
Capital Value
$892K
+224%
Rental Income
+$610K
Total Position
$1.5M
+446%
5.8%/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
4.7% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$233 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
6080 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $233 — positioned in the top tier
Generous 6080 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 4.7% 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.
6.5%
$1,616/mo
40% occ.
8.7%
$2,155/mo
31% occ.
6.8%
$1,689/mo
current
41% occ.
8.9%
$2,228/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.