Authored by the expert who managed and guided the team behind the Brazil Property Pack
Yes, the analysis of Brasília's property market is included in our pack
This blog post covers the current housing prices in Brasília, Brazil's capital city, as of the first half of 2026.
We constantly update this article with the latest data from authoritative Brazilian sources.
You will find median prices, price per square meter, neighborhood breakdowns, and what you can actually buy at different budget levels.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Brasília.
Insights
- Brasília property prices have risen about 23% in nominal terms over the past decade, but when you adjust for Brazil's high inflation, real prices have actually dropped by roughly 30%.
- The price gap between Brasília's prime Plano Piloto neighborhoods and satellite cities like Samambaia can reach 3x per square meter, making location the biggest price driver in this market.
- New construction in Brasília commands about an 18% premium over comparable older apartments, mainly because of modern amenities and lower renovation risk for buyers.
- Listing prices in Brasília typically sit around 6% above final closing prices, giving buyers real room to negotiate, especially when financing is involved.
- Distrito Federal recently cut its property transfer tax (ITBI) to just 1% for new builds and 2% for existing homes, lowering buyer closing costs compared to most Brazilian states.
- About 70% of Brasília's residential listings are apartments in mid or high-rise buildings, reflecting the city's planned urban design and limited land in central areas.
- Luxury houses in Lago Sul can exceed R$12 million ($2.1 million), but this market segment is narrow and highly location-specific, with prices varying dramatically by quadra.
- Brasília's price per square meter averaged R$9,750 in January 2026, placing it among Brazil's more expensive cities but still below São Paulo's prime districts.
What is the average housing price in Brasília in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a handful of luxury mansions in places like Lago Sul.
We are writing this as of the first half of 2026 using the latest data from FIPE's FipeZAP index, IBGE inflation figures, and neighborhood-level pricing from ZAP Imóveis and Proprietário Direto, all manually verified.
The median home price in Brasília in January 2026 is approximately R$731,000 ($132,000 or €116,000), based on a typical 75 square meter apartment. The average home price in Brasília runs higher at around R$926,000 ($167,000 or €147,000) because larger units and houses pull the number up.
About 80% of residential properties in Brasília in 2026 fall within a price range of R$350,000 to R$1,500,000 ($63,000 to $270,000 or €56,000 to €238,000).
A realistic entry-level budget in Brasília starts at R$350,000 to R$500,000 ($63,000 to $90,000 or €56,000 to €79,000), which typically gets you a 45 to 60 square meter older apartment in a satellite city like Samambaia or Ceilândia.
Luxury properties in Brasília in 2026 typically range from R$2.5 million to R$8 million or more ($450,000 to $1.44 million or €397,000 to €1.27 million), and at this level you can find detached houses of 350 to 600 square meters in Lago Sul with high-end finishes, security, and large outdoor spaces.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Brasília.
Are Brasília property listing prices close to the actual sale price in 2026?
In Brasília, listing prices typically sit about 6% above the final closing price.
This gap exists because sellers in Brazil often price with negotiation room built in, and bank appraisals during the financing process can push accepted prices lower. The difference tends to be larger for older apartments needing renovation and smaller for new developments with fixed pricing.
Get fresh and reliable information about the market in Brasília
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What is the price per sq m or per sq ft for properties in Brasília in 2026?
As of early 2026, the median price per square meter in Brasília is approximately R$9,750 per sqm ($1,760 or €1,548) or R$906 per sqft ($163 or €144). The average price per square meter runs slightly higher at R$10,200 per sqm ($1,838 or €1,619) or R$947 per sqft ($171 or €150) because prime areas pull the city-wide average up.
Prime apartments in Asa Sul and Asa Norte have the highest price per square meter in Brasília in 2026 because of their central location, walkability, and limited supply, while older walk-ups in satellite cities like Ceilândia have the lowest because of longer commute times and aging building stock.
The highest prices per square meter in Brasília are found in Asa Sul and Asa Norte, ranging from R$11,000 to R$14,000 per sqm ($1,980 to $2,520). The lowest prices are in satellite areas like Samambaia and Ceilândia, where you can find properties at R$4,500 to R$6,500 per sqm ($810 to $1,170).
How have property prices evolved in Brasília?
Compared to January 2025, Brasília property prices have risen about 4% in nominal terms. However, when you factor in Brazil's inflation rate of around 4 to 5%, real purchasing power has stayed essentially flat or even dipped slightly.
Looking back ten years to December 2015, Brasília prices have climbed roughly 23% in nominal terms from R$7,928 to R$9,750 per square meter. But Brazil's cumulative inflation over that decade was much higher, meaning real prices have actually fallen by about 30%, so properties are more affordable in inflation-adjusted terms than they were in 2015.
By the way, we've written a blog article detailing the latest updates on property price variations in Brasília.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Brasília.
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.
How do prices vary by housing type in Brasília in 2026?
About 70% of Brasília's residential market consists of apartments in mid and high-rise buildings, with detached houses making up around 20%, and the remaining 10% split between townhouse-style condos and studios, reflecting the city's planned urban layout and limited central land.
In Brasília as of the first half of 2026, studios typically range from R$320,000 to R$520,000 ($58,000 to $94,000 or €51,000 to €83,000), two-bedroom apartments from R$550,000 to R$950,000 ($99,000 to $171,000 or €87,000 to €151,000), three-bedroom apartments from R$850,000 to R$1.6 million ($153,000 to $288,000 or €135,000 to €254,000), and detached houses from R$1.2 million to R$5 million or more ($216,000 to $901,000 or €190,000 to €794,000) depending on location and size.
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Brasília?
- How much should you pay for a house in Brasília?
- How much should you pay for an apartment in Brasília?
- How much should you pay for a condo in Brasília?
How do property prices compare between existing and new homes in Brasília in 2026?
New construction in Brasília commands approximately an 18% premium per square meter compared to similar existing homes.
This premium exists because new buildings typically include modern amenities like updated security systems, covered parking, and leisure facilities, while buyers of older units often need to budget for renovation and face higher condo maintenance fees.
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How do property prices vary by neighborhood in Brasília in 2026?
In Asa Sul, one of Brasília's most desirable Plano Piloto neighborhoods, you will find primarily apartments ranging from R$900,000 to R$2.5 million ($162,000 to $450,000 or €143,000 to €397,000). Prices are high here because Asa Sul offers walkable streets, excellent services, and iconic mid-century architecture that appeals to both locals and expats.
Águas Claras is a popular commuter neighborhood with many newer high-rise apartment buildings, where prices typically range from R$450,000 to R$1.2 million ($81,000 to $216,000 or €71,000 to €190,000). This area attracts families and young professionals looking for modern amenities at lower prices than the Plano Piloto.
Lago Sul is Brasília's premier luxury residential area, featuring large detached houses on spacious lots, with prices ranging from R$3 million to R$12 million ($541,000 to $2.16 million or €476,000 to €1.9 million). The high prices reflect the exclusivity, security, green space, and proximity to embassies that define this neighborhood.
You will find a much more detailed analysis by areas in our property pack about Brasília. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range | Price per sqm | Price per sqft |
|---|---|---|---|---|
| Asa Sul | Prime / Expat | R$900k-2.5m ($162k-$450k) | R$11k-14k ($1,980-$2,520) | R$1,022-1,301 ($184-$234) |
| Asa Norte | Prime / Central | R$750k-2.2m ($135k-$396k) | R$10.5k-13.5k ($1,890-$2,430) | R$976-1,254 ($176-$226) |
| Sudoeste/Octogonal | Family / Central | R$750k-2m ($135k-$360k) | R$9.5k-12.5k ($1,710-$2,250) | R$883-1,161 ($159-$209) |
| Noroeste | Newer / Premium | R$900k-2.8m ($162k-$505k) | R$11k-15k ($1,980-$2,700) | R$1,022-1,394 ($184-$251) |
| Lago Sul | Luxury / Houses | R$3m-12m ($541k-$2.16m) | R$8k-12k ($1,440-$2,160) | R$743-1,115 ($134-$201) |
| Lago Norte | Family / Houses | R$2m-7m ($360k-$1.26m) | R$7k-10.5k ($1,260-$1,890) | R$650-976 ($117-$176) |
| Jardim Botânico | Family / Green | R$1.2m-5m ($216k-$901k) | R$6.5k-9k ($1,170-$1,620) | R$604-836 ($109-$151) |
| Águas Claras | Commute / Apartments | R$450k-1.2m ($81k-$216k) | R$6k-9k ($1,080-$1,620) | R$557-836 ($100-$151) |
| Guará | Commute / Value | R$420k-1.1m ($76k-$198k) | R$5.5k-8k ($990-$1,440) | R$511-743 ($92-$134) |
| Taguatinga | Value / Established | R$350k-950k ($63k-$171k) | R$5k-7.5k ($900-$1,350) | R$465-697 ($84-$126) |
| Ceilândia | Value / Entry | R$250k-650k ($45k-$117k) | R$4.5k-6.5k ($810-$1,170) | R$418-604 ($75-$109) |
| Samambaia | Value / Entry | R$230k-600k ($41k-$108k) | R$4.5k-6.5k ($810-$1,170) | R$418-604 ($75-$109) |
How much more do you pay for properties in Brasília when you include renovation work, taxes, and fees?
When buying a property in Brasília in 2026, expect to pay between 5% and 12% above the purchase price once you include taxes, fees, and any renovation work.
For a property priced at $200,000 (approximately R$1,110,000), you would typically add about 2% for ITBI transfer tax (R$22,000), around 1% for registry and notary fees (R$11,000), and possibly R$50,000 to R$100,000 for light renovation. This brings your total cost to roughly R$1,193,000 to R$1,243,000 ($215,000 to $224,000).
For a $500,000 property (approximately R$2,775,000), the ITBI would be around R$55,000, registry fees around R$30,000, and a meaningful renovation could add R$150,000 to R$300,000. Your total all-in cost would be approximately R$3,010,000 to R$3,160,000 ($542,000 to $569,000).
For a $1,000,000 property (approximately R$5,550,000), if it is new construction with 1% ITBI, you would pay around R$55,000 in transfer tax, R$50,000 in registry fees, and minimal setup costs. Your total would come to approximately R$5,680,000 to R$5,750,000 ($1,023,000 to $1,036,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Brasília
| Expense | Category | Estimated Cost Range and Details |
|---|---|---|
| ITBI (Property Transfer Tax) | Tax | 1% for new construction or 2% for existing properties, calculated on the purchase price. Distrito Federal reduced these rates in 2025, making Brasília more affordable than many other Brazilian cities for buyers. |
| Registry and Notary Fees | Fees | Typically 0.8% to 2% of the property value, translating to R$4,000 to R$40,000 ($720 to $7,200) depending on the transaction size. These fees cover the public deed and property registration with the cartório. |
| Bank and Financing Costs | Fees | Around 0.5% to 1.5% of the loan amount if you are financing, covering appraisal, credit analysis, and loan origination. Cash buyers avoid these costs entirely. |
| Light Renovation | Renovation | R$500 to R$1,200 per square meter ($90 to $216 per sqm), covering fresh paint, new flooring, and updated fixtures. A 70 sqm apartment would cost R$35,000 to R$84,000 ($6,300 to $15,100). |
| Full Renovation | Renovation | R$1,500 to R$3,500 per square meter ($270 to $631 per sqm), including kitchen and bathroom remodels, electrical updates, and structural improvements. A 100 sqm apartment could cost R$150,000 to R$350,000 ($27,000 to $63,000). |
We made this infographic to show you how property prices in Brazil compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Brasília in 2026 with different budgets?
With $100,000 (approximately R$555,000) in Brasília in January 2026, you can buy a 2-bedroom apartment of 60 to 70 sqm in Samambaia in decent condition, a 2-bedroom apartment of 55 to 65 sqm in Ceilândia in an older building, or a compact 1 to 2-bedroom unit of 45 to 60 sqm in Taguatinga that may need updating.
With $200,000 (approximately R$1,110,000), you can purchase a 3-bedroom apartment of 90 to 110 sqm in Águas Claras in a good building, a 2 to 3-bedroom apartment of 80 to 100 sqm in Guará with a family-friendly layout, or an older 3-bedroom apartment of 90 to 110 sqm in Sudoeste that may need renovation.
With $300,000 (approximately R$1,665,000), your options include a 3-bedroom apartment of 100 to 130 sqm in Asa Norte in a solid building, a 3-bedroom apartment of 110 to 140 sqm in Asa Sul in an older but well-located building, or a large apartment of 140 to 180 sqm in a top-tier Águas Claras development.
With $500,000 (approximately R$2,775,000), you can find a prime renovated apartment of 140 to 180 sqm in Asa Sul, a detached house of 220 to 320 sqm built area in Jardim Botânico with good finishes, or a top-end apartment of 180 to 220 sqm in the newer Noroeste neighborhood.
With $1,000,000 (approximately R$5,550,000), you can purchase a luxury house of 400 to 600 sqm built area in Lago Sul with premium security and outdoor space, a large luxury apartment of 250 to 350 sqm in Asa Sul fully renovated, or a high-end family house of 350 to 500 sqm in Lago Norte.
With $2,000,000 (approximately R$11,100,000), you enter a narrow luxury market in Brasília consisting mostly of signature houses of 600 to 900 sqm in Lago Sul with high security and premium lots, estate-style houses of 700 to 1,000 sqm in the Park Way or Lago Sul axis, or ultra-prime lake-facing houses in Lago Sul's most exclusive quadras where supply is very limited.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Brasília.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Brasília, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| FIPE FipeZAP (Nov 2025) | FIPE is a respected Brazilian economic research institute that produces consistent price indices across dozens of cities. | We used it as our main anchor for Brasília's price per square meter level and recent monthly trends. We projected the November 2025 figure forward to January 2026 using the latest momentum. |
| FIPE FipeZAP (Dec 2015) | This is an official FIPE publication from the same index series, ensuring consistent methodology for historical comparisons. | We used it to read Brasília's December 2015 price per square meter and calculate the 10-year nominal price change. We then inflation-adjusted this figure using IBGE data. |
| ZAP Imóveis | ZAP is one of Brazil's largest property portals with extensive listing data from the OLX/ZAP ecosystem. | We used their neighborhood-level price per square meter pages to ground our estimates for prime areas like Asa Sul. We also used it to calibrate neighborhood price ranges. |
| Proprietário Direto | This platform publishes structured price per square meter data with breakdowns by bedrooms and size. | We used it as a second neighborhood datapoint for Asa Norte to verify prime market levels. We also checked their size breakdowns to understand how unit size affects price per square meter. |
| IBGE SIDRA (IPCA) | IBGE is Brazil's official statistics agency and IPCA is the country's headline inflation measure. | We used IPCA data to calculate inflation-adjusted price changes for both the 1-year and 10-year comparisons. This shows real purchasing power changes rather than misleading nominal figures. |
| Banco Central IVG-R | The Central Bank of Brazil produces this index using regulated credit system data, providing an independent check on housing values. | We used it as a macro-level cross-check to confirm that Brazil's housing values follow credit cycle patterns. We also referenced it to explain how interest rates affect Brasília property prices. |
| DF Secretaria de Economia | This is the official Distrito Federal government source for property transfer tax regulations. | We used their announcement to determine current ITBI rates of 1% for new builds and 2% for existing properties. We incorporated these into our buyer closing cost estimates. |
| Dólar Histórico | This specialized site reports historical PTAX exchange rates based on official Central Bank data. | We used the December 2025 PTAX close to set our USD conversion rate at $1 = R$5.55. We applied this rate consistently throughout all currency conversions. |
| ECB Data Portal | The European Central Bank publishes official exchange rate reference data. | We used the ECB framework to derive a conservative EUR/USD reference rate. We then converted BRL to EUR using both the PTAX anchor and the EUR/USD rate for all euro figures. |
| Brazilian Cartório Fee Schedules | These are standardized fee tables used by notary offices across Brazil for property transactions. | We used typical fee ranges to estimate registry and notary costs at 0.8% to 2% of property values. We incorporated these into total buying cost calculations. |
| Brasília Contractor Market Rates | Local renovation contractors provide current pricing for residential improvement work. | We used current contractor rates to estimate light renovation at R$500-1,200 per sqm and full renovation at R$1,500-3,500 per sqm. We included these in all-in cost examples. |
| FipeZAP Historical Data Series | FIPE maintains consistent historical data allowing valid year-over-year comparisons. | We used the 12-month change figures to estimate the January 2025 to January 2026 price movement. We then adjusted for inflation to show real change. |
| Plano Piloto Urban Planning Data | Brasília's unique planned city design creates predictable neighborhood patterns. | We used the city's structure to explain why prime areas have limited supply and higher prices. We also used it to categorize neighborhoods by distance from central areas. |
| Brazilian Real Estate Listing Platforms | Multiple platforms provide visibility into actual market inventory and pricing patterns. | We cross-referenced listings across platforms to estimate the market composition of 70% apartments, 20% houses, and 10% other types. We verified price ranges against active listings. |
| Satellite City Demographics | Census and administrative data show population distribution across the Federal District. | We used demographic patterns to explain price differences between Plano Piloto and satellite cities. We factored commute times and infrastructure into price scaling. |
| Brazilian Mortgage Market Data | Bank lending data shows how credit conditions affect housing affordability. | We used high interest rate conditions to explain why real price growth has been limited. We also factored appraisal processes into the listing-to-closing price gap. |
| Lago Sul Property Records | This premium neighborhood has distinctive pricing that requires separate analysis. | We used Lago Sul data to establish luxury price ranges and explain why prices vary dramatically by specific quadra location. We treated it as a separate micro-market. |
| Águas Claras Development Data | This rapidly developed area represents the commuter apartment market segment. | We used Águas Claras pricing to establish mid-market ranges for newer apartment buildings. We compared its per-square-meter rates against Plano Piloto benchmarks. |
| Brazilian Property Tax Regulations | Federal and local tax codes define transaction costs for property buyers. | We used current regulations to estimate the 5% to 12% all-in cost uplift above purchase price. We broke down each component for transparency. |
| Expat Community Housing Surveys | International residents provide insights into neighborhood preferences and pricing. | We used expat feedback to identify Asa Sul, Asa Norte, and Lago Sul as popular areas for international buyers. We factored this into our neighborhood descriptions. |
| Condo Fee Surveys | Monthly maintenance costs affect total ownership expenses and buyer decisions. | We used typical condo fee levels to explain why buyers discount older buildings. We factored maintenance costs into the new versus existing price premium analysis. |
| Bank Appraisal Standards | Brazilian banks use standardized methods to value properties for mortgage purposes. | We used appraisal practices to explain the 6% listing-to-closing gap. We noted that bank valuations often anchor final negotiated prices below asking. |
| Noroeste Development Reports | This is Brasília's newest planned neighborhood with premium positioning. | We used Noroeste data to establish pricing for new premium construction. We compared its per-square-meter rates to older prime neighborhoods for context. |
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