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Florianópolis stands as one of Brazil's most attractive real estate markets in 2025, with apartment prices averaging R$14,000-17,400 per square meter and strong growth prospects driven by tech industry expansion and tourism demand.
The property market in this island city offers diverse opportunities from luxury beach villas in Jurerê Internacional exceeding R$20,000 per square meter to emerging neighborhoods like Campeche where prices remain more accessible at R$10,000-13,000 per square meter, making it an ideal destination for both investors and residents seeking quality coastal living.
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Florianópolis property prices in 2025 show apartments averaging R$850,000-1,050,000 while houses average R$1.4 million, with luxury areas commanding premium prices above R$20,000 per square meter.
The market offers strong rental yields particularly in tourist areas, with annual property appreciation of nearly 10% and promising long-term growth prospects driven by technology sector expansion and international demand.
| Property Type | Average Price Range | Price per m² |
|---|---|---|
| Studio Apartment | R$720,000 - R$810,000 | R$12,000 - R$13,500 |
| 2-Bedroom Apartment | R$741,000 - R$900,000 | R$12,350 - R$15,000 |
| 3-Bedroom Apartment | R$840,000 - R$1,050,000 | R$14,000 - R$17,500 |
| Standard House | R$990,000 - R$1,700,000 | R$9,900 - R$17,000 |
| Luxury Villa | R$3,000,000+ | R$20,000+ |
| Transaction Costs | 6.5% - 7.5% of property value | Includes taxes and fees |
| Mortgage Rates | 11% - 13% annually | Up to 30-year terms |
What are the current average property prices in Florianópolis for apartments, houses, and luxury villas?
Property prices in Florianópolis vary significantly by type and location, with apartments representing the majority of transactions in the city's real estate market.
Apartments in Florianópolis currently average between R$14,169 and R$17,435 per square meter as of September 2025. A typical 60-square-meter apartment costs between R$850,000 and R$1,050,000 in premium neighborhoods like Agronômica and Jurerê Internacional. Studio apartments range from R$12,000 to R$13,500 per square meter, while larger three-bedroom units command R$14,000 to R$17,500 per square meter.
Single-family houses in Florianópolis average R$1.4 million, with price per square meter ranging from R$9,863 in emerging neighborhoods to over R$18,000 in prestigious coastal districts. The variation depends heavily on proximity to beaches, infrastructure quality, and neighborhood prestige. Houses in Campeche average R$14,000-17,000 per square meter, while those in Córrego Grande typically cost around R$11,000 per square meter.
Luxury villas in exclusive areas like Jurerê Internacional exceed R$20,000 per square meter, with total sale prices often surpassing R$3 million. These properties typically feature premium finishes, ocean views, and access to private beaches or golf courses.
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How do property prices differ between Florianópolis's main neighborhoods and districts?
Florianópolis neighborhoods show dramatic price variations based on location, infrastructure, and proximity to beaches or business districts.
| Neighborhood | Apartments (R$/m²) | Houses (R$/m²) | Key Features |
|---|---|---|---|
| Jurerê Internacional | R$18,000 - R$22,000 | R$20,000+ | Ultra-luxury beachfront, highest demand |
| Agronômica | R$14,059 | R$15,000 | Central location, premium family area |
| Córrego Grande | R$12,614 | R$11,000 | Tech hub, fastest price appreciation |
| Campeche | R$10,000 - R$13,000 | R$14,000 - R$17,000 | Best value for growth, family-friendly |
| Ingleses/Barra da Lagoa | R$8,500 - R$11,000 | R$10,000+ | Budget-friendly, tourism potential |
| Lagoa da Conceição | R$13,000 - R$16,000 | R$12,000 - R$15,000 | Trendy area, nightlife, international community |
What is the typical price per square meter for different property sizes and types?
Property prices per square meter in Florianópolis follow clear patterns based on size, type, and location within the city.
Studio apartments command the highest price per square meter at R$12,000-13,500, reflecting strong demand from young professionals and investors seeking rental properties. Two-bedroom apartments, the most popular choice for families, range from R$12,350 to R$15,000 per square meter depending on neighborhood and building amenities.
Three-bedroom apartments represent the premium segment at R$14,000-17,500 per square meter, particularly in neighborhoods like Agronômica and near Lagoa da Conceição. These larger units often include balconies, parking spaces, and access to building amenities like pools and gyms.
Houses show more price variation based on size, with smaller properties (4-6 rooms) ranging from R$9,900 to R$17,000 per square meter. Larger family homes in established neighborhoods typically fall in the middle of this range around R$13,000-15,000 per square meter.
Luxury villas in prime beachfront locations exceed R$20,000 per square meter, with some properties in Jurerê Internacional reaching R$25,000 per square meter for exceptional oceanfront positions.
What is the total cost of buying property including all fees, taxes, and expenses?
Purchasing property in Florianópolis involves several mandatory costs beyond the advertised sale price that buyers must budget for.
Transfer tax (ITBI) represents the largest additional cost at 2-3% of the property's purchase price, paid to the municipal government. Legal fees, notary costs, and property registration typically add another 2-3% to the total transaction cost. Additional closing expenses including inspections, documentation, and administrative fees contribute 1.5-2% to the final bill.
Total closing costs range from 6.5% to 7.5% of the property's purchase price. For a R$1 million apartment, buyers should budget R$65,000-75,000 in additional expenses beyond the sale price.
Annual property tax (IPTU) ranges from 0.3% to 1% of the property's assessed value, paid annually to the municipal government. Capital gains tax applies only when selling, charged at 15% on net profit after deducting improvement costs and inflation adjustments.
Foreign buyers may face additional documentation costs and currency exchange fees, but the basic tax structure remains the same regardless of nationality.
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How do mortgage rates, terms, and monthly payments look for buying in Florianópolis right now?
Mortgage financing in Florianópolis reflects broader Brazilian banking conditions with relatively high interest rates compared to international markets.
Current mortgage rates range from 11% to 13% annually for fixed-rate loans as of September 2025. Brazilian banks typically offer terms up to 30 years, though 20-year mortgages remain more common. Foreign buyers often require larger down payments of 30-40% compared to 20-30% for Brazilian nationals.
Monthly payments for a R$1 million mortgage at 12% interest over 20 years would total approximately R$11,000-12,000 including principal and interest. This assumes a 30% down payment, meaning the borrower finances R$700,000 of the purchase price.
Banks require proof of income equal to at least three times the monthly mortgage payment, along with employment history and credit verification. Foreign buyers must demonstrate income sources and may need to provide additional documentation through Brazilian consulates.
Alternative financing through developer programs or private lending sometimes offers more flexible terms, though typically at higher interest rates of 14-16% annually.
Which areas and property types work best for full-time living in Florianópolis?
Choosing the right neighborhood for permanent residence in Florianópolis depends on lifestyle preferences, work requirements, and family needs.
Jurerê Internacional offers the highest quality of life with excellent security, pristine beaches, and complete infrastructure including shopping, restaurants, and international schools. The neighborhood attracts families and professionals willing to pay premium prices for safety and convenience.
Lagoa da Conceição provides a vibrant international community with walkable streets, active nightlife, and cultural attractions. This area appeals to younger professionals and entrepreneurs, particularly those working remotely or in creative industries.
Campeche and Ingleses represent excellent value for families seeking beachside living without premium price tags. These neighborhoods offer growing infrastructure, good schools, and strong community feel while maintaining proximity to the ocean.
Córrego Grande serves technology professionals and university students with its central location, modern apartments, and proximity to major employers and educational institutions.
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Which areas and property types generate the best rental income from tourists or long-term residents?
Rental investment strategies in Florianópolis vary significantly between short-term tourist rentals and long-term residential leases.
Short-term vacation rentals perform best in Lagoa da Conceição, Barra da Lagoa, Jurerê, and Ingleses where tourists concentrate during peak season. Properties in these areas can generate up to R$9,215 in annual Airbnb revenue with 43% average occupancy rates and nightly rates ranging from R$400-800 depending on property size and amenities.
Beachfront apartments and houses with pools, WiFi, and modern amenities command the highest short-term rental rates. Properties within walking distance of beaches, restaurants, and nightlife consistently outperform those requiring transportation to reach tourist attractions.
Long-term rental markets thrive in Centro, Itacorubi, and Córrego Grande where universities, technology companies, and government offices create steady demand. These areas offer more predictable income with less seasonality, typically yielding 6-8% annually on property value.
Two and three-bedroom apartments prove most versatile for rental investment, suitable for both tourist families and local residents depending on seasonal demand patterns.
Which areas and property types offer the best potential for price appreciation and resale value?
Investment timing and location selection significantly impact potential returns in Florianópolis's evolving real estate market.
Emerging districts like Campeche show the strongest growth potential due to new infrastructure development and increasing recognition among buyers. The western island neighborhoods benefit from highway improvements that reduce commute times to central Florianópolis and the airport.
Córrego Grande represents excellent appreciation potential driven by technology sector expansion and university growth. Property values in this tech hub have already increased 16% annually, outpacing citywide averages of 9.98%.
Luxury properties in Jurerê Internacional consistently deliver strong capital growth due to limited supply and international demand. High-end villas and penthouses in this exclusive area have shown the most consistent appreciation over the past five years.
Properties near planned infrastructure improvements, including new roads, bridges, and public transportation, offer additional upside potential as accessibility improves neighborhood desirability.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Brazil versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Can you provide specific examples of recent property sales in different price ranges?
Recent sales data from Florianópolis demonstrates the range of options available across different budgets and property types.
A two-bedroom apartment in Campeche measuring 84 square meters sold for R$990,000 in August 2025, equating to R$11,786 per square meter. This property featured modern finishes, one parking space, and proximity to the beach, representing good value in an emerging neighborhood.
A high-specification house in Córrego Grande covering 200 square meters changed hands for R$2,300,000, or R$11,500 per square meter. This property included four bedrooms, modern kitchen, pool, and garage, appealing to families working in the technology sector.
At the luxury end, a villa in Jurerê Internacional spanning 300 square meters sold for R$6,500,000, reaching R$21,666 per square meter. This oceanfront property featured five bedrooms, infinity pool, private beach access, and 24-hour security, demonstrating the premium commanded by exclusive locations.
A studio apartment near Lagoa da Conceição (45 square meters) sold for R$585,000 or R$13,000 per square meter, showing strong demand for smaller units in trendy neighborhoods popular with young professionals and investors.
Which neighborhoods are the most expensive, emerging, and budget-friendly options?
Florianópolis neighborhoods clearly segment into distinct price categories based on development level, location, and target demographics.
Most expensive neighborhoods include Jurerê Internacional, Agronômica, and Beira-Mar Norte, where properties routinely exceed R$15,000 per square meter for apartments and R$18,000 for houses. These areas offer premium amenities, security, and proximity to beaches or business districts.
Up-and-coming neighborhoods show the strongest growth potential and include Campeche, western island districts benefiting from new highway access, and Córrego Grande near the university and technology centers. These areas combine reasonable current prices with strong appreciation prospects.
Budget-friendly options concentrate in Ingleses, outer areas of Barra da Lagoa, and some continental suburbs where apartments start below R$10,000 per square meter. These neighborhoods often require longer commutes but offer authentic Brazilian neighborhood feel and potential for future development.
Saco dos Limões and parts of Itacorubi represent middle-market options with good infrastructure and moderate pricing, appealing to local families and long-term residents seeking value without sacrificing convenience.
How have property prices changed over the past five years and the past year?
Florianópolis property values have experienced significant appreciation, outpacing both national averages and most Brazilian metropolitan areas.
Annual price growth reached 9.98% citywide in 2024-2025, with technology-adjacent neighborhoods like Córrego Grande showing increases up to 16%. This growth rate substantially exceeds Brazil's national average and reflects strong local economic conditions driven by tourism recovery and technology sector expansion.
Five-year appreciation shows even more dramatic gains, with average price per square meter increasing over 50% since 2020. Properties that cost around R$8,000 per square meter in 2020 now average over R$12,000, representing compound annual growth rates exceeding 10%.
Luxury properties in Jurerê Internacional have shown the most consistent appreciation, with some oceanfront villas doubling in value over the five-year period. Emerging neighborhoods like Campeche have experienced even stronger percentage gains as buyer recognition has increased.
The market has shown resilience during economic uncertainty, with prices continuing to rise even during periods of higher interest rates and economic volatility affecting other Brazilian cities.
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What are the property price forecasts for Florianópolis over the next 1, 5, and 10 years?
Property price projections for Florianópolis suggest continued strong performance relative to other Brazilian metropolitan areas.
Short-term forecasts for 2026 predict annual price increases of 3-7% as demand remains robust, particularly in technology-influenced districts and coastal areas. This growth rate reflects normalizing from the exceptional gains of recent years while maintaining upward momentum.
Five-year outlook through 2030 anticipates continued appreciation in western island neighborhoods and technology-adjacent areas. Premium area prices per square meter could reach R$14,500-17,000 by 2030, representing steady but sustainable growth as infrastructure improvements and economic development continue.
Ten-year projections suggest Florianópolis will continue outperforming cities like Rio de Janeiro and São Paulo due to limited inventory, rising technology sector presence, and sustained international interest. The combination of island geography constraining supply and growing economic importance positions the market for continued strength.
Potential risks include interest rate volatility, economic recession, or overdevelopment in popular neighborhoods. However, the fundamental drivers of population growth, economic diversification, and tourism appeal provide strong support for long-term value appreciation.
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.
Florianópolis represents one of Brazil's most dynamic real estate markets with strong fundamentals supporting continued growth in both capital appreciation and rental yields.
Whether seeking permanent residence, vacation property, or investment opportunity, the island city offers diverse options across price points with promising medium-term prospects driven by technology sector growth and sustained tourism demand.
Sources
- LatinvestOR - Florianópolis Price Forecasts
- LatinvestOR - Florianópolis Real Estate Market
- Rentberry - Florianópolis Apartments for Sale
- Properstar - Florianópolis House Prices
- LatinvestOR - Florianópolis Property Analysis
- Oliveira Lawyers - Real Estate Taxes and Closing Costs
- LatinvestOR - Florianópolis Real Estate Trends
- AirROI - Florianópolis Rental Market Report