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Brasília offers rental yields ranging from 4% to 6% annually for residential properties, with significant variation based on location and property type. The capital city's stable government employment base and growing student population create consistent rental demand, particularly in neighborhoods like Águas Claras and the Plano Piloto areas of Asa Norte and Asa Sul.
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Brasília's rental market offers competitive yields of 4-6% for standard properties, with the best performance in Águas Claras (5-6%) and solid returns in central areas like Asa Norte and Asa Sul (4-5%).
Short-term rentals can achieve higher gross yields up to 7-10% but require active management, while long-term rentals provide more stable returns with lower vacancy risk.
| Property Type | Location | Gross Yield Range |
|---|---|---|
| 2-bedroom apartment | Águas Claras | 5-6% |
| 2-bedroom apartment | Asa Norte/Sul | 4-5% |
| Studio apartment | Central areas | 5-6% |
| Luxury property | Noroeste/Lago Sul | 3.5-4.5% |
| Short-term rental | Prime locations | 7-10% |
| Outlying areas | Suburbs | 4-6% |
What are the current average rental yields in Brasília by property type?
As of September 2025, Brasília's residential rental market delivers gross yields between 4% and 6% annually for standard apartments and condominiums.
Two-bedroom apartments represent the most common rental property type, generating monthly rents of R$2,500 to R$4,500 depending on location and amenities. These properties typically achieve gross yields of 4.5% to 6%.
Studio and one-bedroom units often perform slightly better on a yield basis, as their lower purchase prices per square meter relative to rental income can push gross yields toward the upper end of the 5-6% range. Long-term rental properties in central areas consistently deliver gross yields at the conservative end of 4-5%.
Short-term rental properties, particularly well-furnished units in sought-after locations like Plano Piloto, can achieve higher gross yields ranging from 7% to 10% when expertly managed, though net yields after accounting for higher operating costs and vacancy periods often align more closely with long-term rental returns.
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How do rental yields vary across different neighborhoods in Brasília?
Águas Claras consistently delivers the highest rental yields in Brasília, typically ranging from 5% to 6% annually.
| Neighborhood | Typical Gross Yield | Main Tenant Profile |
|---|---|---|
| Águas Claras | 5-6% | Young professionals, students with metro access |
| Asa Sul | 4-5% | Government employees, university students |
| Asa Norte | 4-5% | Executives, students near universities |
| Noroeste/Sudoeste | 4% | Executives, diplomats in premium developments |
| Lago Sul | 3.5-4.5% | High-end market, premium short-term rentals |
| Outlying areas | 4-6% | Families, budget-conscious renters |
What are the average yields for properties of different sizes in square meters?
Smaller properties generally achieve higher rental yields in Brasília's market due to their lower purchase prices per square meter relative to rental income potential.
Studio apartments and one-bedroom units deliver the most attractive yields, often reaching 5-6% annually because their acquisition costs remain proportionally lower while generating solid rental income from young professionals and students.
Two-bedroom apartments, which represent the market's sweet spot, typically yield between 4.5% and 6% depending on location and amenities. These properties balance strong rental demand with reasonable purchase prices, making them the most liquid segment for both buying and renting.
Larger luxury units and three-bedroom properties tend toward lower yields closer to 4%, and sometimes below, due to their premium pricing per square meter. While these properties command higher absolute rents, the yield calculation suffers from the elevated purchase costs typical in Brasília's luxury segments.
Properties in newer developments with modern amenities often achieve yields at the higher end of their size category's range, regardless of total square meters.
How does the purchase price, including all fees and taxes, affect yield calculations?
Total acquisition costs in Brasília significantly impact actual investment yields beyond the basic property purchase price.
The ITBI transfer tax adds 2% to 3% of the purchase price and must be paid before property registration. Registration fees, broker commissions, and legal costs can add another 1-2% to total acquisition costs.
Net yield calculations require dividing annual rental income minus all expenses by the complete invested capital, which includes the purchase price plus ITBI, registration fees, and broker fees. This comprehensive approach typically reduces advertised gross yields by 0.5% to 1%.
For example, a property purchased for R$500,000 with R$15,000 in ITBI and R$10,000 in additional costs creates a total investment of R$525,000. If this property generates R$30,000 in annual rent, the gross yield drops from 6% (based on purchase price alone) to 5.7% when calculated against total invested capital.
Properties in higher price brackets face proportionally larger absolute fee amounts, which can further compress yields in luxury segments.
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What are the average ongoing expenses, including maintenance, management, and local taxes?
Monthly condominium maintenance fees range from R$200 to R$600, covering common areas, amenities, security, and building upkeep.
Property management services typically cost 8% to 12% of monthly rental income for tenant screening, rent collection, and property oversight. Professional management becomes essential for investors who don't live in Brasília or prefer hands-off ownership.
The annual IPTU property tax ranges from 0.3% to 1% of the property's assessed value for residential properties, with commercial properties facing rates up to 1.5%. Additional municipal fees may apply depending on the specific location and property type.
Insurance, utility costs during vacancy periods, and periodic maintenance or repairs add further expenses that investors must factor into net yield calculations. These combined ongoing costs typically reduce gross yields by 1.5% to 2.5% annually.
Properties requiring significant renovations or those in older buildings may face higher maintenance costs, while newer developments with warranties and modern systems tend toward the lower end of the expense range.
How do yields compare for short-term rentals versus long-term rentals?
Short-term rentals in Brasília can achieve gross yields of 7% to 10% when properly managed, compared to 4-5% for long-term rentals.
Airbnb properties in Brasília show a median occupancy rate of 67% with an average daily rate of R$183 per night. Successful short-term rental hosts typically generate around R$45,000 in annual revenue from well-positioned properties.
However, short-term rentals involve substantially higher operating costs including frequent cleaning, guest services, property management, higher utility bills, and marketing expenses. These additional costs often reduce net yields to levels comparable with long-term rentals.
Long-term rentals offer more predictable income streams with lower vacancy risk and reduced management intensity. While gross yields remain at 4-5%, the stability and lower operational demands make them attractive for passive investors.
Short-term rental success depends heavily on location, with properties in Plano Piloto and near government districts performing best due to business traveler demand. Seasonal fluctuations can significantly impact occupancy and revenue throughout the year.
What are example rental yields for different property types in today's market?
A one-bedroom apartment in central Brasília purchased for R$450,000 and renting for R$2,000 monthly generates a 5.3% gross annual yield.
| Property Type | Purchase Price (R$) | Monthly Rent (R$) | Annual Gross Yield (%) |
|---|---|---|---|
| 1-bedroom (Central) | 450,000 | 2,000 | 5.3 |
| 2-bedroom (Prime) | 720,000 | 3,600 | 6.0 |
| Studio (Águas Claras) | 280,000 | 1,300 | 5.6 |
| Luxury (Noroeste) | 2,100,000 | 7,500 | 4.3 |
| 3-bedroom (Asa Sul) | 950,000 | 4,200 | 5.3 |
What are the typical profiles of renters in Brasília?
Government employees represent the largest renter segment in Brasília, driven by the city's role as Brazil's capital and administrative center.
Young professionals working in federal agencies, ministries, and government contractors concentrate their housing search in Asa Norte, Asa Sul, and Noroeste neighborhoods for proximity to work and quality of life amenities.
University students create consistent demand in Asa Norte and Asa Sul areas near major educational institutions. This demographic typically seeks smaller, more affordable units and often accepts shared accommodation arrangements.
Corporate executives and diplomats, particularly those on temporary assignments, prefer furnished properties in premium neighborhoods like Lago Sul, Noroeste, and Sudoeste. These renters often have generous housing allowances and prioritize location and amenities over cost considerations.
Families seeking larger properties tend toward outlying neighborhoods where they can access more space at reasonable rental rates, though they still prefer areas with good schools and transportation connections to central Brasília.
What are the current vacancy rates and how do they differ by property type or location?
Short-term rental properties in Brasília maintain a median occupancy rate of 67%, translating to approximately 33% vacancy throughout the year.
Long-term rental properties in prime sectors like Asa Norte, Asa Sul, and Águas Claras typically experience vacancy rates below 10% due to consistent demand from government workers and students.
Student-dense areas near universities consistently show the lowest vacancy rates because of predictable academic calendar demand and limited housing supply specifically designed for this market segment.
Luxury properties in Lago Sul and premium developments in Noroeste may experience higher vacancy periods when seeking qualified tenants, though successful placements often result in longer lease terms.
Outlying neighborhoods and older properties without modern amenities tend toward higher vacancy rates, particularly if they lack convenient transportation access to central employment areas. Properties requiring significant updates or those priced above market rates can experience extended vacancy periods regardless of location.
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How do you go from the top-line rent to gross yield and then to net yield in this market?
Gross yield calculation divides annual rental income by the property purchase price, providing the basic return percentage before expenses.
For example, a property generating R$3,000 monthly rent (R$36,000 annually) purchased for R$600,000 delivers a 6% gross yield (R$36,000 ÷ R$600,000).
Net yield calculations subtract all operating expenses from annual rental income before dividing by total invested capital. Operating expenses include property management fees (8-12% of rent), IPTU taxes (0.3-1% of property value), maintenance costs (R$200-600 monthly), insurance, and vacancy allowances.
Using the same property example: R$36,000 annual rent minus R$4,000 in management fees, R$6,000 in maintenance, R$3,000 in taxes, and R$2,000 in other expenses equals R$21,000 net income. Divided by R$625,000 total investment (including acquisition costs), this yields a 3.4% net return.
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What have been the changes in rental yields compared with one year ago and five years ago, and what is the forecast for one, five, and ten years ahead?
Rental yields in Brasília have increased from approximately 4% to 4.5% over the past year, driven by rental price growth outpacing property price appreciation.
Five years ago, yields averaged 3-4% as rental growth remained weak relative to property values. The improvement reflects stronger rental demand from government sector stability and increased student enrollment at local universities.
Market analysts forecast yields to stabilize between 4% and 5% for long-term rentals over the next one to ten years. This projection assumes continued economic stability and sustained employment in Brasília's government and education sectors.
Short-term rental yields face more volatility based on tourism cycles, business travel patterns, and regulatory changes affecting platforms like Airbnb. These yields may fluctuate between 6-10% depending on market conditions and individual property management effectiveness.
The forecast anticipates gradual yield growth supported by ongoing demand from federal employees, students, and corporate relocations, though dramatic increases seem unlikely given Brasília's mature rental market characteristics.
How do Brasília's current rental yields compare to those in other major similar cities?
Brasília's rental yields of 4-6% position the city competitively within Brazil's major metropolitan markets.
| City | Average Gross Yield (%) | Market Characteristics |
|---|---|---|
| Brasília | 4-6% | Stable government employment, student demand |
| São Paulo | 5.9% | Large commercial market, high turnover |
| Rio de Janeiro | 3.8% | Tourism focus, premium pricing |
| Recife | 9.2% | Lower property prices, emerging market |
| Fortaleza | 3.4% | Coastal premium, seasonal demand |
| Vitória | 4.5% | Regional center, steady demand |
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Brasília's rental market offers solid returns for investors seeking stable, government-backed rental demand with yields competitive to other major Brazilian cities.
Success in this market depends on careful neighborhood selection, understanding tenant profiles, and accurately calculating net yields after all expenses and taxes.
It's something we develop in our Brazil property pack.
Sources
- The LatinVestor - Brasília Market Data
- The LatinVestor - Brasília Rental Income
- The LatinVestor - Buy vs Rent Brasília
- The LatinVestor - Brasília Property Guide
- The LatinVestor - Brasília Apartment Prices
- Airbtics - Airbnb Revenue Brasília
- Global Property Guide - Brazil Rental Yields
- Rocco Imob - Brazil Real Estate Taxes