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House in São Bartolomeu de Messines
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Grade Bvillamid-range

House in São Bartolomeu de Messines

Silves · Central Algarve ·

€530,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.7%

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: €33,688/yr
Average Daily Rate: €272
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%)
Payback Period: 44.0 years
5-yr Capital Value: €614,415
10-yr Capital Value: €712,276
Brixfox Score: 59.7 / 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.

€1.3M

+139.3% over asking

Asking price€530,000
IMT — Property transfer tax (investment schedule)€30,230
IS — Stamp duty (0.8%)€4,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,950
Total acquisition costs€43,670
Renovation (est. €55/m² × 12000 m²)
Light touch-ups — paint, fixtures, deep clean.		€660,000
(€360,000–€960,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

6.4%

True gross yield (all-in)

2.7%

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: 12000 m²
Land: 12000 m²
Style: portuguese-traditional
Condition: good
Year Built: 1970
Energy Certificate: D
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone facade accentsterracotta roof tilesoutdoor BBQ areasolar panels

Score Breakdown

ROI
8.95
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
9.33
Rental Demand
3.39
Payback Speed
1
STR Suitability
4

Description

A Rare Hilltop Retreat in the Algarve Countryside End-of-road privacy, panoramic views, and exceptional income potential Set at the very end of a quiet country road, this enchanting hilltop farmhouse offers a level of privacy and natural beauty that is increasingly hard to find in the Algarve. With endless rolling hi

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Listed by Raquel Baptista via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Idealista.pt
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

House in São Bartolomeu de Messines

Silves · Central Algarve · Ref BF-67471 Source verified · Idealista.pt · listed 1 Jun 2026
Asking price · Freehold
$576,087
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
12000 m²
Land
12000 m²
True net yield
2.3%
≈ $2,501/mo net after costs & tax
5-yr total return (net + appreciation)
7.7% / yr avg
Payback in ~44 yrs from rent
Brixfox Score 60 · 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: 1970
Energy: D
Condition: good
View: countryside

Description

A Rare Hilltop Retreat in the Algarve Countryside End-of-road privacy, panoramic views, and exceptional income potential Set at the very end of a quiet country road, this enchanting hilltop farmhouse offers a level of privacy and natural beauty that is increasingly hard to find in the Algarve. With endless rolling hi

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)
$383/night
50% ($176)Brixfox estimate($383/night)200% ($704)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$22,809
Likely range $13,686 – $31,933
Airbnb data$383/night · 34% occupancy
Rental income
$383/night · 34% occ.
$43,864
Running costs (20%)
Utilities, cleaning, maintenance
-$8,773
Income tax (10%)
Indonesian rental income tax
-$12,282
Property tax
Annual property tax
-$0
Net income
4.0% ROI
$22,809

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.5%
4.0%
Fully-managed
2.9%
2.3%
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

6.6%

Annual Revenue

$43,864

Income Tax / yr

$3,838

Payback

44 yrs

True All-In Cost
Asking price$576,087
IMT — transfer tax (non-resident 7.5%)$43,207
Stamp duty (0.8%)$4,609
Notary + registry$2,174
Legal$7,086
Furnishing + STR launch$27,174
All-in cost$660,336

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$3.1M$2.3M$1.6M$781K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $530K
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
$645K
+22%
Rental Income
+$111K
Total Position
$756K
+43%
7.4%/yr
Year 10
Capital Value
$785K
+48%
Rental Income
+$241K
Total Position
$1.0M
+93%
6.8%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$564K
Total Position
$1.7M
+226%
6.1%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$998K
Total Position
$2.7M
+413%
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
4.0% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$352 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
12000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $352 — positioned in the top tier
Generous 12000 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 4.0% 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.
5.1%
$2,446/mo
40% occ.
6.8%
$3,261/mo
34% occ.
5.8%
$2,763/mo
current
44% occ.
7.5%
$3,579/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.