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SUMMARY
We analyzed residential property rental yields in Belo Horizonte, as of 2026, for residential property buyers using the raw dataset provided. The work covers neighborhood-level apartment purchase prices, monthly rents, gross rental yields, net rental yields, operating-cost pressure, and practical buyer risk.
This article is updated regularly, so the numbers should be read as a May 2026 snapshot of the Belo Horizonte residential property rental yield market.
The dataset shows that Belo Horizonte is mainly an apartment yield market for foreign individual buyers. Studios and kitnets exist, but the more practical investment comparison is between 1-bedroom, 2-bedroom, and 3-bedroom apartments.
The strongest income neighborhoods are Centro, Buritis, Ouro Preto, and Castelo. Centro reaches the highest estimated net yield in the table, but Buritis is the cleaner beginner choice because its rental market is deeper and property selection is easier to understand.
The best single product type for a beginner is usually a 2-bedroom apartment. In Buritis, a 2-bedroom apartment is estimated at R$500,000 purchase price, R$3,200 monthly rent, 7.7% gross yield, and 5.5% net yield.
Centro looks powerful on yield, with estimated net yields from 5.2% to 6.1%, but older buildings, parking limits, maintenance catch-up, security, and resale liquidity can change the real result quickly.
Premium areas such as Lourdes, Savassi, Santo Agostinho, and Belvedere are easier to understand as lifestyle, liquidity, or capital-preservation locations than as pure rental-yield locations. Their rents are high, but purchase prices and recurring building costs compress net returns.
Three-bedroom apartments in Belo Horizonte earn higher absolute rent, but they usually produce lower net yields. This is clearest in Belvedere, Lourdes, Savassi, and Santo Agostinho, where large apartments often fall below 4.0% net yield.
For a foreign individual buyer, the practical takeaway is to compare net yield, not only gross yield. IPTU, condomínio, vacancy, repairs, leasing costs, management costs, building age, and resale liquidity can matter more than the headline rent.
The strongest Belo Horizonte rental-yield strategy is not to chase the cheapest apartment. It is to buy a standard, well-located apartment with moderate condomínio, realistic rent, clean documentation, and tenant demand that is already visible today.
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Residential property rental yields in Belo Horizonte in 2026
This table compares residential property rental yields in Belo Horizonte by neighborhood and apartment size.
For each neighborhood, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Belo Horizonte.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Barro Preto | R$360,000 | R$1,900 | 6.3% | 4.7% | R$520,000 | R$2,800 | 6.5% | 4.7% | R$720,000 | R$3,600 | 6.0% | 4.3% |
| Belvedere | R$720,000 | R$3,300 | 5.5% | 3.8% | R$1,150,000 | R$5,200 | 5.4% | 3.7% | R$1,700,000 | R$7,600 | 5.4% | 3.5% |
| Buritis | R$330,000 | R$2,200 | 8.0% | 5.8% | R$500,000 | R$3,200 | 7.7% | 5.5% | R$700,000 | R$4,300 | 7.4% | 5.2% |
| Castelo | R$280,000 | R$1,600 | 6.9% | 5.1% | R$420,000 | R$2,400 | 6.9% | 5.1% | R$590,000 | R$3,200 | 6.5% | 4.8% |
| Centro | R$230,000 | R$1,500 | 7.8% | 6.1% | R$340,000 | R$2,100 | 7.4% | 5.7% | R$470,000 | R$2,700 | 6.9% | 5.2% |
| Cidade Nova | R$300,000 | R$1,700 | 6.8% | 5.1% | R$450,000 | R$2,500 | 6.7% | 4.9% | R$630,000 | R$3,400 | 6.5% | 4.7% |
| Funcionários | R$550,000 | R$3,100 | 6.8% | 4.7% | R$850,000 | R$4,700 | 6.6% | 4.6% | R$1,250,000 | R$6,400 | 6.1% | 4.2% |
| Gutierrez | R$420,000 | R$2,300 | 6.6% | 4.8% | R$650,000 | R$3,400 | 6.3% | 4.5% | R$900,000 | R$4,500 | 6.0% | 4.3% |
| Lourdes | R$610,000 | R$3,400 | 6.7% | 4.6% | R$950,000 | R$4,500 | 5.7% | 3.9% | R$1,400,000 | R$6,500 | 5.6% | 3.7% |
| Ouro Preto | R$260,000 | R$1,500 | 6.9% | 5.3% | R$390,000 | R$2,300 | 7.1% | 5.3% | R$540,000 | R$3,100 | 6.9% | 5.1% |
| Santo Agostinho | R$560,000 | R$3,000 | 6.4% | 4.5% | R$880,000 | R$4,300 | 5.9% | 4.0% | R$1,300,000 | R$6,100 | 5.6% | 3.8% |
| Santo Antônio | R$420,000 | R$2,300 | 6.6% | 4.8% | R$650,000 | R$3,300 | 6.1% | 4.4% | R$900,000 | R$4,400 | 5.9% | 4.2% |
| Savassi | R$680,000 | R$3,900 | 6.9% | 4.7% | R$1,100,000 | R$5,700 | 6.2% | 4.2% | R$1,600,000 | R$7,800 | 5.9% | 3.8% |
| Sion | R$460,000 | R$2,400 | 6.3% | 4.5% | R$720,000 | R$3,600 | 6.0% | 4.3% | R$1,000,000 | R$4,800 | 5.8% | 4.0% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Belo Horizonte?
The best net-yield neighborhoods among areas people actually want to live in Belo Horizonte are Buritis, Ouro Preto, Castelo, and Centro, with Buritis the most balanced choice for a beginner buyer.
Centro has the highest estimated net yield in the table, ranging from 5.2% to 6.1%. But the stronger beginner profile is often Buritis because the area combines high yields with a large apartment stock and easier rental demand.
Buritis shows estimated net yields of 5.8% for 1-bedroom apartments, 5.5% for 2-bedroom apartments, and 5.2% for 3-bedroom apartments. That is unusually consistent across apartment sizes.
Ouro Preto is also strong, with estimated net yields of 5.3% for 1-bedroom and 2-bedroom apartments and 5.1% for 3-bedroom apartments. Castelo is slightly lower, but still attractive, with 4.8% to 5.1% net yield.
The practical takeaway is that the best residential property rental yields in Belo Horizonte are not in the most prestigious neighborhoods. They are in practical, livable areas where rents remain strong relative to purchase prices.
Where can I find residential properties with above-average yields and below-average entry prices in Belo Horizonte?
The clearest above-average-yield and below-average-entry-price opportunities in Belo Horizonte are in Centro, Ouro Preto, Castelo, and Buritis.
These neighborhoods keep entry prices below the most expensive central-south areas while still producing enough rent to support attractive residential property investment returns in Belo Horizonte.
The table shows 2-bedroom estimated purchase prices of R$340,000 in Centro, R$390,000 in Ouro Preto, R$420,000 in Castelo, and R$500,000 in Buritis. Those levels are much easier for a beginner buyer than R$950,000 in Lourdes or R$1,100,000 in Savassi.
The rent does not fall as sharply as the purchase price. Centro 2-bedroom apartments are estimated at R$2,100 per month, Ouro Preto at R$2,300, Castelo at R$2,400, and Buritis at R$3,200.
The honest interpretation is that cheaper does not automatically mean better. Centro has strong numbers, but building selection is more demanding. Buritis and Ouro Preto offer a cleaner balance between yield, tenant demand, and resale comfort.
Where does the rent level justify the purchase price most clearly in Belo Horizonte?
The rent level most clearly justifies the purchase price in Buritis, Centro, and Ouro Preto, because these neighborhoods have the strongest rent-to-price relationship in the table.
Buritis is the clearest example for a beginner buyer. A 2-bedroom apartment is estimated at R$500,000 and R$3,200 monthly rent, which produces 7.7% gross yield and 5.5% net yield.
Centro also looks strong. A 1-bedroom apartment is estimated at R$230,000 and R$1,500 monthly rent, which produces 7.8% gross yield and 6.1% net yield.
Ouro Preto is slightly less central but very efficient. Its 2-bedroom apartments are estimated at R$390,000 purchase price and R$2,300 monthly rent, producing 7.1% gross yield and 5.3% net yield.
The contrast with Lourdes is useful. A 2-bedroom apartment in Lourdes is estimated at R$950,000 and R$4,500 monthly rent, producing only 5.7% gross yield and 3.9% net yield.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Belo Horizonte?
The best places to buy for stable rental income rather than maximum yield in Belo Horizonte are Funcionários, Buritis, Santo Agostinho, and Lourdes.
Funcionários is the strongest stability choice if the buyer accepts a lower yield than Centro or Buritis. Its estimated net yields range from 4.2% to 4.7%, which is not the highest, but the location supports a deeper tenant pool.
Funcionários benefits from central access, services, hospitals, offices, restaurants, and adjacency to Savassi and Lourdes. That matters because stable rental income depends on tenant depth, not only the yield number.
Buritis is more income-oriented but still stable. The area has a large stock of practical apartments and enough renter demand to support 5.2% to 5.8% estimated net yields across the three apartment sizes.
Lourdes and Santo Agostinho are lower-yielding, but they can be easier for higher-income tenants and resale buyers to understand. For a cautious foreign individual buyer, paying for liquidity and tenant quality can be rational.
What type of residential property should a beginner investor buy to maximize rental profitability in Belo Horizonte?
A beginner investor in Belo Horizonte should usually buy a 2-bedroom apartment to maximize rental profitability while keeping risk manageable.
The 2-bedroom format has the best balance between entry price, tenant depth, rent level, and resale liquidity. It works for couples, sharers, small families, students, and professionals.
The strongest 2-bedroom examples are Buritis at 5.5% net yield, Centro at 5.7%, Ouro Preto at 5.3%, Castelo at 5.1%, and Cidade Nova at 4.9%.
A 1-bedroom apartment can work well in Centro, Buritis, Savassi, Lourdes, and Funcionários, especially for young professionals. But tenant turnover can be higher, and the buyer needs to be careful with building quality and condomínio.
A 3-bedroom apartment earns more rent in absolute terms, but the purchase price and maintenance burden usually rise faster than rent. In Belvedere, Lourdes, Savassi, and Santo Agostinho, 3-bedroom estimated net yields are only 3.5% to 3.8%.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Belo Horizonte?
The neighborhoods that offer strong rental income with lower vacancy risk in Belo Horizonte are Funcionários, Savassi, Lourdes, Buritis, and Santo Agostinho.
These areas are not always the highest-yielding, but tenant demand is broader and more durable. That makes the rental income more predictable for a beginner buyer.
Savassi and Lourdes have high rent levels. In the table, Savassi rents are estimated at R$3,900 for 1-bedroom apartments, R$5,700 for 2-bedroom apartments, and R$7,800 for 3-bedroom apartments.
Lourdes is also expensive, with estimated monthly rents of R$3,400, R$4,500, and R$6,500 across the same apartment sizes. The issue is not demand, but price paid for that demand.
Funcionários is especially useful because it combines high rent levels with practical daily demand. A 2-bedroom apartment is estimated at R$850,000 and R$4,700 monthly rent, giving 4.6% net yield.
The honest interpretation is that lower vacancy risk usually costs money. A buyer may give up 1 or 2 percentage points of net yield compared with Centro or Buritis to get better tenant stability and resale comfort.
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Which areas look overpriced relative to their rental income in Belo Horizonte?
The areas that look most overpriced relative to rental income in Belo Horizonte are Belvedere, Lourdes, Santo Agostinho, and Savassi, especially for 2-bedroom and 3-bedroom apartments.
These are desirable neighborhoods, but they are not the best places for pure rental income. The rent is high, but the purchase price is even higher.
Belvedere is the clearest low-yield premium example. A 3-bedroom apartment is estimated at R$1,700,000 and R$7,600 monthly rent, producing 5.4% gross yield and only 3.5% net yield.
Lourdes shows the same pattern. A 3-bedroom apartment is estimated at R$1,400,000 and R$6,500 monthly rent, producing 5.6% gross yield and 3.7% net yield.
Savassi has high rents, but high prices compress the return. A 2-bedroom apartment is estimated at R$1,100,000 and R$5,700 monthly rent, giving 6.2% gross yield and 4.2% net yield.
The trade-off is not good neighborhood versus bad neighborhood. It is income yield versus prestige, liquidity, lifestyle appeal, and capital preservation.
Which neighborhoods should I avoid even if the rental yield looks attractive in Belo Horizonte?
A beginner should be careful with Centro even if the rental yield looks attractive in Belo Horizonte, especially when the building is old, poorly maintained, or difficult to resell.
Centro has the best estimated net yield in the table, reaching 6.1% for 1-bedroom apartments and 5.7% for 2-bedroom apartments. That yield can be real, but it comes with more execution risk.
The main issue is property selection. Some Centro buildings have older elevators, weaker parking, higher maintenance catch-up costs, less family appeal, and more variable building management.
Barro Preto also needs care. Its estimated net yields of 4.3% to 4.7% are decent, but not high enough to compensate for a weak building, poor micro-location, or high condomínio.
The safer beginner alternative is usually Buritis for yield or Funcionários for stability. Those areas may not always beat Centro on the spreadsheet, but they are easier to underwrite.
Which neighborhoods look risky even though the rental yield is high in Belo Horizonte?
The neighborhoods that look risky even though the rental yield is high in Belo Horizonte are Centro and some older pockets of Barro Preto.
The risk is not that these areas cannot rent. The risk is that building age, parking, security, maintenance, documentation, and resale buyer depth can change the investor result.
Centro’s 1-bedroom apartment estimate is very attractive at R$230,000 purchase price, R$1,500 monthly rent, 7.8% gross yield, and 6.1% net yield. But a low entry price can hide building-level problems.
Barro Preto has reasonable yields, but the numbers are not high enough to ignore weak property quality. A 3-bedroom apartment is estimated at 4.3% net yield, which leaves less room for unexpected repairs or vacancy.
The practical rule is to avoid buying a yield number. Buy a specific apartment in a specific building, with clean documentation, realistic rent, moderate recurring costs, and a resale story that makes sense.
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What neighborhoods should I avoid when buying a rental property in Belo Horizonte?
When buying a rental property in Belo Horizonte, a beginner should avoid poor-quality Centro buildings, overpriced Belvedere units, and large luxury apartments in Lourdes, Savassi, or Santo Agostinho if the main goal is rental income.
Centro should not be rejected automatically. It should be avoided when the building has weak maintenance, poor security, high condomínio, limited parking, or difficult resale.
Belvedere is not attractive for a yield-focused buyer. Its estimated net yields are 3.8% for 1-bedroom apartments, 3.7% for 2-bedroom apartments, and 3.5% for 3-bedroom apartments.
Large apartments in Lourdes, Savassi, and Santo Agostinho can also be weak for income. They earn high monthly rent, but the purchase price and recurring costs reduce the net yield.
The simple beginner rule is to avoid properties where the only strong point is prestige or a low asking price. A good rental property needs tenant demand, manageable costs, and resale liquidity at the same time.
Which neighborhoods are seeing rental demand weaken, and why, in Belo Horizonte?
The rental-demand weakness in Belo Horizonte is not a simple neighborhood-wide collapse. It is concentrated in overpriced large units and older stock in parts of Centro, Barro Preto, Lourdes, and Santo Agostinho.
Large high-end apartments can take longer to rent because the tenant pool is narrower. A 3-bedroom apartment in Lourdes is estimated at R$6,500 monthly rent, while a 3-bedroom apartment in Savassi is estimated at R$7,800.
Those rents are high, but the number of tenants who can pay them is smaller. The owner needs to price realistically and manage vacancy risk carefully.
Older Centro and Barro Preto stock has a different problem. The rent-to-price ratio can look attractive, but building condition, security, elevators, parking, and maintenance can reduce tenant interest.
The practical takeaway is that demand is still strong for standard 1-bedroom and 2-bedroom apartments with good access and realistic pricing. The weaker demand risk is mostly in properties that are too expensive, too old, or too operationally difficult.
Which neighborhoods are seeing new developments that could create stronger rental demand in Belo Horizonte?
The neighborhoods where new developments and infrastructure could create stronger rental demand in Belo Horizonte include Nova Suíça, Gameleira, Barreiro-side areas, Castelo and Ouro Preto-adjacent Pampulha areas, and corridors linked to Cristiano Machado and the Anel Rodoviário works.
The clearest transport catalyst is Linha 2 do Metrô BH, which is planned to connect Nova Suíça to Barreiro and add new stations. That can support rental demand near future stations if access improves for daily commuters.
Castelo and Ouro Preto already look attractive in the yield table. Castelo shows estimated net yields of 5.1%, 5.1%, and 4.8%, while Ouro Preto shows 5.3%, 5.3%, and 5.1%.
The infrastructure angle should be treated as upside, not as the only reason to buy. A beginner buyer should still choose a property that rents well today.
The safer approach is to use infrastructure as a tie-breaker. If two apartments have similar price, rent, condomínio, and condition, the one with better future access may deserve more attention.
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Which neighborhoods have become less attractive for property investors over the last 12 months in Belo Horizonte?
The neighborhoods that have become less attractive for yield-focused property investors in Belo Horizonte are Savassi, Lourdes, Santo Agostinho, and Belvedere.
These areas remain desirable places to live. The issue is yield compression, because prices are high and rent growth must work hard to justify the capital required.
Savassi is a useful example. A 1-bedroom apartment has a strong estimated gross yield of 6.9%, but the net yield is 4.7% after recurring costs and risk adjustments.
The compression becomes clearer in larger units. Savassi 3-bedroom apartments are estimated at R$1,600,000 purchase price and R$7,800 monthly rent, producing only 3.8% net yield.
Lourdes and Santo Agostinho show similar patterns. Their 3-bedroom estimated net yields are 3.7% and 3.8%, which makes them less attractive for pure rental income.
The practical conclusion is not to avoid these areas blindly. It is to buy them only when the goal includes stability, prestige, liquidity, or capital preservation, not only rental yield.
Which property types are becoming harder to rent in Belo Horizonte, and in which neighborhoods?
The property types becoming harder to rent in Belo Horizonte are large, expensive, high-condomínio apartments in Belvedere, Lourdes, Santo Agostinho, and Savassi, plus older apartments in weaker Centro and Barro Preto buildings.
The large premium apartment problem is clear in the table. Belvedere 3-bedroom apartments are estimated at 3.5% net yield, Lourdes at 3.7%, Savassi at 3.8%, and Santo Agostinho at 3.8%.
These apartments can still rent, but the tenant pool is narrower. The owner may be waiting for a higher-income family, corporate tenant, or relocation tenant, rather than a broad mass-market renter.
Older Centro and Barro Preto apartments face a different challenge. They may look good on gross yield, but tenants can reject buildings with weak security, old elevators, poor parking, or visible maintenance problems.
The easiest apartment type to rent across Belo Horizonte is usually a practical 2-bedroom unit with moderate condomínio, good access, and a rent level that matches local wages.
The practical rule is to buy tenant depth, not apartment size. A well-located 2-bedroom apartment can be more profitable and easier to manage than a larger premium apartment with a narrow renter pool.
Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Belo Horizonte?
The 2-bedroom apartment offers the best balance between entry price, rental yield, and tenant demand in Belo Horizonte.
The format is broad enough for couples, sharers, small families, and professionals, but not so large that the purchase price and recurring costs overwhelm the rent.
The table supports this clearly. The best 2-bedroom net yields are Centro at 5.7%, Buritis at 5.5%, Ouro Preto at 5.3%, Castelo at 5.1%, and Cidade Nova at 4.9%.
A 1-bedroom apartment can be very efficient in Centro and Buritis, where estimated net yields reach 6.1% and 5.8%. It can also work in Savassi or Funcionários, but turnover and furnishing standards may matter more.
A 3-bedroom apartment usually earns more rent, but the yield is weaker. Premium 3-bedroom units often fall below 4.0% net yield, which is hard to justify for a buyer focused mainly on rental income.
For a beginner foreign buyer, the best default is a standard 2-bedroom apartment in Buritis, Ouro Preto, Castelo, Centro, or Cidade Nova, with careful building-level due diligence.
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INSIGHTS
These insights are drawn from the Belo Horizonte residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Belo Horizonte.
- Centro has the highest estimated net yield in Belo Horizonte, but it is not automatically the safest beginner choice. The yield is attractive only when the building is well maintained, secure, fairly priced, and easy to resell.
- Buritis is the cleanest yield story in the dataset. It combines high estimated net yields across 1-bedroom, 2-bedroom, and 3-bedroom apartments with a large practical rental market.
- Ouro Preto and Castelo are useful because they offer lower entry prices without collapsing the rent level. That is the exact combination a yield-focused buyer needs.
- The 2-bedroom apartment is the best default product in Belo Horizonte. It gives a wider tenant pool than a 1-bedroom unit and a better yield profile than most 3-bedroom units.
- Three-bedroom apartments generate higher rent, but higher rent is not the same as higher return. In premium areas, the purchase price and building costs absorb much of the rental income.
- Savassi, Lourdes, Santo Agostinho, and Belvedere are strong lifestyle and liquidity locations, but weaker pure-yield locations. A foreign buyer should know whether the goal is income, stability, prestige, or capital preservation before choosing them.
- Funcionários is one of the better stability markets. The yield is lower than Buritis or Centro, but tenant depth and central convenience reduce some leasing risk.
- High condomínio is one of the biggest return killers in Belo Horizonte apartments. A rent that looks strong can become ordinary once building costs, IPTU, vacancy, and repairs are included.
- Centro should be evaluated building by building. A good Centro apartment can be a high-yield investment, but a weak building can turn the same neighborhood label into a poor investment.
- Barro Preto is decent but not forgiving. Its yields are moderate, so the buyer should not accept weak maintenance, poor parking, or an unattractive micro-location.
- Belvedere is better understood as a lifestyle and capital-preservation market than as a rental-yield market. The lowest estimated net yield in the table is Belvedere 3-bedroom apartments at 3.5%.
- Sion and Gutierrez are balanced but rarely cheap enough to lead the yield ranking. They can work when the property is well priced and the condomínio is moderate.
- Cidade Nova deserves attention because its estimated net yields stay close to 5.0% while entry prices remain far below premium areas. It is not the flashiest market, but the numbers are practical.
- Gross yield is useful for comparison, but net yield is the investor number that matters. Belo Horizonte apartment ownership costs can reduce headline returns by roughly one quarter to one third in many cases.
- The strongest investment profile usually needs several signals at once: fair purchase price, realistic rent, moderate condomínio, tenant depth, acceptable vacancy risk, clean documentation, and a building that will still appeal to future buyers.
- Infrastructure upside should be treated as a bonus, not the main investment case. The safer purchase is still the apartment that rents well today.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Belo Horizonte neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and apartment size.
For each neighborhood and apartment size, we collected comparable sale listings from recognized Brazil property platforms such as VivaReal, ZAP Imóveis, and QuintoAndar. We used the apartment categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized in Brazilian reais, and on a price-per-square-meter basis where possible. We used the median price as the main reference, or the average only when the sample was clean. We then applied an appropriate negotiation judgment to asking prices, depending on liquidity, apparent overpricing, listing quality, and comparable market evidence.
We then built the rental side of the dataset manually. For the same neighborhood and apartment size, we collected rental listings, cleaned the sample for outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by neighborhood and apartment size, reflecting differences in IPTU, condomínio, vacancy risk, maintenance needs, management costs, agent fees, tax friction, repairs, insurance, and building-level operating costs. In other words, a compact Centro apartment and a large Belvedere apartment were not treated as having the same cost profile.
For residential property markets, we also paid attention to property-level factors when available. These include building condition, building age, access, layout, parking, elevator quality, security, maintenance burden, rental restrictions, tenant depth, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Belo Horizonte.
