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 guide covers everything you need to know about buying a condo in Brasília as a foreigner in 2026, from real prices and transaction costs to neighborhood choices and hidden fees.
We constantly update this blog post with the latest data from trusted Brazilian sources like FIPEZAP and official government agencies.
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 condo prices rose only 4% in 2025, making it one of the slower-appreciating capitals in Brazil compared to Salvador's 20% surge.
- A foreigner can buy an older studio in satellite cities like Ceilândia for around R$180,000 ($33,000 USD), but building quality and security vary widely at this price point.
- Brasília's ITBI transfer tax dropped to just 1% for first-sale condos, roughly half what buyers pay in São Paulo or Rio de Janeiro.
- The Noroeste neighborhood commands some of Brazil's highest condo premiums because it's the only planned eco-neighborhood built in the Plano Piloto since Brasília's founding.
- Gross rental yields in Brasília hover around 5% to 6% annually, which is lower than the national average but comes with more stable government-linked tenant demand.
- Foreigners can now sign condo purchase documents remotely using Brazil's e-Notariado system, reducing the need for multiple trips to Brasília.
- Condo fees in Brasília's older superquadras often run higher than in newer buildings because of aging infrastructure and smaller owner pools.
- The Brazilian Real strengthened about 12% against the US Dollar in 2025, meaning dollar-based buyers now face higher effective prices than a year ago.
How much does a condo actually cost in Brasília?
What is the average price per square meter for a condo in Brasília in 2026?
As of early 2026, the average price per square meter for a condo in Brasília is approximately R$9,750, which works out to about $1,800 USD or €1,560 EUR at current exchange rates.
However, this city average masks a wide range: you can find condos priced as low as R$5,800 per square meter (around $1,075 USD or €930 EUR) in satellite cities like Ceilândia, while premium areas like Sudoeste and Noroeste often exceed R$14,000 per square meter (roughly $2,600 USD or €2,240 EUR).
This spread exists because Brasília's unique urban layout separates the central Plano Piloto, where government workers and diplomats prefer to live, from the surrounding administrative regions that house most of the city's population.
How much does a one-bedroom, a two-bedroom and a three-bedroom condo cost in Brasília in 2026?
As of early 2026, a one-bedroom condo in Brasília typically costs around R$490,000 (approximately $91,000 USD or €78,000 EUR) based on a standard 50 square meter unit at the city average price.
Moving up in size, a two-bedroom condo of about 80 square meters generally runs around R$780,000 ($144,000 USD or €125,000 EUR), which is the most common configuration for families and renters looking for central locations in the Plano Piloto.
For a three-bedroom condo of around 120 square meters, expect to pay approximately R$1,170,000 ($217,000 USD or €187,000 EUR), though prices climb significantly higher in sought-after neighborhoods like Asa Sul, Sudoeste, and Noroeste.
By the way, you will find much more detailed price ranges across surfaces and neighborhoods in our Brasília property pack.
What is the cheapest condo a foreigner can buy in Brasília in 2026?
As of early 2026, the cheapest condo a foreigner can realistically buy in Brasília starts around R$180,000 to R$260,000 (roughly $33,000 to $48,000 USD or €29,000 to €42,000 EUR) for a small studio or one-bedroom unit in the lower-priced administrative regions.
These budget-friendly condos are typically found in satellite cities like Ceilândia, Samambaia, Recanto das Emas, and older parts of Taguatinga, where prices per square meter can be 25% to 40% below the Brasília city average.
The trade-offs at this price point are real: you're likely looking at older buildings from the 1980s or 1990s, longer commutes to central Brasília (often 45 to 60 minutes by car), and neighborhoods where security concerns require more careful building selection and personal precautions.
How much does a luxury condo cost in Brasília in 2026?
As of early 2026, luxury condos in Brasília typically start around R$2.5 million ($460,000 USD or €400,000 EUR) and can exceed R$8 million ($1.5 million USD or €1.3 million EUR) for the most exclusive properties with premium locations and finishes.
What defines "luxury" in Brasília includes features like private security, covered parking for multiple vehicles, high-end finishes, smart home technology, generous balconies, swimming pools, and sometimes lake views or proximity to the diplomatic sector.
The neighborhoods known for luxury condos in Brasília include Lago Sul, Lago Norte, Park Sul, Noroeste, and the high-end blocks of Asa Sul and Sudoeste, where scarcity and prestige drive prices well above the city average.
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What is the usual price difference between new-build and resale condos in Brasília in 2026?
As of early 2026, new-build condos in Brasília typically carry a premium of about 10% to 25% compared to resale units in the same general area, reflecting the value buyers place on modern amenities, updated building codes, and lower near-term maintenance costs.
One important factor that can widen this gap in Brasília is location: new developments concentrate heavily in Noroeste and parts of Águas Claras, where the "newness premium" stacks on top of already higher land values, while resale superquadra apartments in Asa Sul or Asa Norte may actually hold their value better due to their irreplaceable central locations.
Are condo prices rising or falling in Brasília in 2026?
As of early 2026, condo prices in Brasília are gently rising, with the FIPEZAP index showing a year-over-year increase of about 4% and monthly gains of around 0.4%, though this barely outpaces Brazil's inflation rate.
The main factor keeping Brasília's price growth relatively moderate compared to faster-rising cities like Salvador or João Pessoa is that Brasília's condo market is heavily tied to government employment, which grows slowly and predictably rather than experiencing boom-and-bust cycles.
This trend is fairly consistent across central Brasília neighborhoods, though satellite cities like Águas Claras have seen slightly stronger appreciation due to their combination of new supply and metro accessibility.
You can also read our latest update about property price forecasts in Brasília.
What has been the 5-year condo price trend in Brasília in 2026?
As of early 2026, Brasília condo prices have risen approximately 20% to 25% in nominal terms over the past five years, though real (inflation-adjusted) gains have been much more modest at roughly 5% to 8% over the same period.
The peak period for condo price growth in Brasília during this five-year span was 2021 and early 2022, when pent-up pandemic demand combined with historically low interest rates to push prices up faster than at any time since 2014.
Please note that you will find much more detailed price analyses and forecasts in our property pack covering the real estate market in Brasília.
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 extra costs should I expect when buying a condo in Brasília?
What are the total transaction costs when buying a condo in Brasília in 2026?
As of early 2026, total transaction costs when buying a condo in Brasília typically range from 3% to 5.5% of the purchase price for resale properties, and can be as low as 2% to 4.5% for new-build first transfers.
These costs break down into several categories: the ITBI property transfer tax (1% to 2% depending on whether it's a first transfer), notary and registry fees (roughly 0.4% to 1%), and miscellaneous expenses like document certifications, due diligence, and potentially legal or translator fees for foreigners.
The ITBI transfer tax is usually the single largest expense, and Brasília buyers benefit from the Distrito Federal's relatively competitive 2% rate for resales and 1% rate for eligible first transfers.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Brasília.
What hidden fees do condo buyers often overlook in Brasília?
The most commonly overlooked fee for condo buyers in Brasília is the accumulation of cartório (notary and registry) extras, which can add R$3,000 to R$10,000 ($550 to $1,850 USD) when you factor in certified copies, signature recognitions, powers of attorney, and any sworn translations required for foreign documents.
Other hidden fees that frequently surprise first-time buyers in Brasília include outstanding condominium debts or special assessments (rateio extra) that the seller may not have disclosed, foreign exchange spreads and transfer fees when moving money internationally (which can easily add 1% to 2% in invisible costs), and the setup fees for Brazil's e-Notariado digital certificate if you plan to sign remotely.
Most of these hidden fees become due between the signing of the purchase promise and the final registration of the deed, which is exactly when foreign buyers are most likely to be distracted by the logistics of international money transfers and document authentication.
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Which neighborhoods are best for buying a condo in Brasília?
What are the most popular neighborhoods for foreign condo buyers in Brasília in 2026?
As of early 2026, the three most popular neighborhoods for foreign condo buyers in Brasília are Asa Sul, Sudoeste, and Noroeste, all located within or adjacent to the original Plano Piloto urban plan.
What makes these neighborhoods particularly attractive to foreign buyers is their walkable superquadra design, proximity to embassies and international organizations, abundant restaurants and services, and the fact that most government offices and professional opportunities are within a short commute.
Condos in these foreigner-friendly Brasília neighborhoods typically range from R$600,000 to R$1.5 million ($111,000 to $278,000 USD or €96,000 to €240,000 EUR) for standard two-bedroom units, with prices climbing higher for larger units or premium buildings.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Brasília.
Which areas have the cheapest condos in Brasília in 2026?
As of early 2026, the three areas with the cheapest condos in Brasília are Ceilândia, Samambaia, and Recanto das Emas, all of which are satellite cities located 20 to 35 kilometers from the central Plano Piloto.
In these areas, condos typically range from R$150,000 to R$350,000 ($28,000 to $65,000 USD or €24,000 to €56,000 EUR), representing significant savings compared to central Brasília but with trade-offs in commute times, building quality, and neighborhood infrastructure.
Which neighborhoods have the best rental demand for condos in Brasília in 2026?
As of early 2026, the three neighborhoods with the best rental demand for condos in Brasília are Asa Norte, Asa Sul, and Águas Claras, driven by their accessibility to major employment centers and universities.
Rental yields in these high-demand Brasília neighborhoods typically range from 5% to 6.5% gross annually, which is slightly below the Brazilian national average but comes with lower vacancy risk due to steady demand from government workers, diplomats, and students.
The main factor driving rental demand in these neighborhoods is their proximity to the University of Brasília (UnB) in the case of Asa Norte, and to federal ministries and embassies for Asa Sul, while Águas Claras benefits from metro connectivity that makes it attractive to younger professionals priced out of the Plano Piloto.
You can also read our detailed analysis about the rental yields for condos in Brasília.
What neighborhoods should I avoid when buying a condo in Brasília in 2026?
As of early 2026, condo buyers in Brasília should approach purchases with extra caution in parts of Ceilândia, Samambaia, and Estrutural, where crime statistics and infrastructure challenges require more careful due diligence than in central neighborhoods.
The main reason these neighborhoods require caution is a combination of higher property crime rates (documented in SSP-DF regional statistics), inconsistent building management quality, and fewer amenities within walking distance, which all affect both livability and long-term resale potential.
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.
What is the condo buying process like in Brasília?
What are the steps to buying a condo as a foreigner in Brasília?
Buying a condo as a foreigner in Brasília involves approximately eight main steps, from obtaining your CPF (Brazilian tax ID) through to registering the deed and becoming the legal owner.
The key steps in the condo buying process for foreigners in Brasília are: getting a CPF, finding and negotiating the property, signing a purchase promise (Promessa de Compra e Venda) with a deposit typically of 5% to 10%, conducting due diligence on the title and seller, paying the ITBI transfer tax, signing the public deed at a notary office, registering the deed at the Registro de Imóveis, and finally updating the condo administration and utilities.
The step that typically takes the longest or causes the most delays in Brasília is the due diligence phase, especially if there are any issues with the seller's documentation, outstanding liens, inheritance complications, or condo fee arrears that need to be resolved before the sale can proceed.
Before starting the condo purchase process in Brasília, a foreigner must prepare their passport (with apostilled copies if required), proof of foreign address, a CPF number (obtainable online or at Brazilian consulates), and potentially a power of attorney if they won't be present for all signings.
You can also read our blog article about what foreigners can buy and own in Brasília.
How long does it take to complete a condo purchase in Brasília?
A cash purchase of a condo with a clean title in Brasília typically takes 30 to 60 days from signed purchase promise to registered ownership, while purchases involving financing can stretch to 60 to 120 days due to bank processing requirements.
Factors that can significantly speed up the process include having all your documentation ready in advance, working with an experienced despachante (document expediter), and choosing a property with a straightforward title history, while delays are common when there are inheritance issues, translation needs, international wire transfer complications, or discrepancies in the seller's documents.
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What are the ongoing costs of owning a condo in Brasília?
What are the typical recurring monthly condo costs in Brasília in 2026?
As of early 2026, the total typical monthly condo cost in Brasília, including maintenance fees and utilities, ranges from about R$700 to R$1,500 ($130 to $280 USD or €112 to €240 EUR) for a one-bedroom unit and R$1,100 to R$2,200 ($200 to $410 USD or €175 to €350 EUR) for a two-bedroom unit.
Monthly common area or maintenance fees (condomínio) in Brasília typically range from R$400 to R$900 ($74 to $167 USD) for a one-bedroom and R$600 to R$1,300 ($111 to $240 USD) for a two-bedroom, with variation based on building amenities, age, and the number of units sharing costs.
Brasília condos generally do not have a separate "sinking fund" line item the way some other countries structure it; instead, reserve funds for major repairs are typically built into the regular condomínio fee or assessed as special rateio extra charges when large projects arise.
Typical monthly utility costs for a standard Brasília condo run approximately R$250 to R$500 ($46 to $93 USD) for a one-bedroom and R$350 to R$700 ($65 to $130 USD) for a two-bedroom, covering electricity from Neoenergia Brasília, water and sewage from CAESB, and internet.
What are the typical annual condo ownership costs in Brasília in 2026?
As of early 2026, total typical annual condo ownership costs in Brasília, including property tax and insurance, range from approximately R$2,000 to R$5,000 ($370 to $925 USD or €320 to €800 EUR) depending on the property's assessed value and coverage levels.
Brasília's annual property tax (IPTU) uses a rate of 0.3% of the assessed value for residential properties, so a condo with a tax assessment of R$500,000 would owe approximately R$1,500 per year ($280 USD), though the taxable value is often lower than market value.
Annual condo insurance in Brasília typically costs R$300 to R$1,200 ($55 to $220 USD) for contents and liability coverage, noting that most buildings already carry a master policy covering the structure itself.
Other significant annual costs Brasília condo owners should budget for include potential special assessments (rateio extra) for building maintenance projects, which can range from a few hundred to several thousand reais depending on the building's age and condition.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Brazil. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do expats and locals really say about buying condos in Brasília?
Do most expats regret or recommend buying a condo in Brasília in 2026?
As of early 2026, the general sentiment among expats who have bought condos in Brasília leans toward recommending ownership, particularly for those who plan to stay at least three to five years and value the stability of owning rather than dealing with Brazilian rental contracts.
The most common reason expats give for recommending condo ownership in Brasília is that the city's unique superquadra layout and walkable neighborhoods create a quality of life that's hard to replicate elsewhere in Brazil, and owning lets you choose exactly which superquadra and building matches your lifestyle.
On the other hand, the most common reason expats give for regretting their condo purchase in Brasília is underestimating how much the "micro-location" matters. Buying in the wrong superquadra, or in a building with chronic management issues, can mean a very different daily experience than the neighbor just two blocks away.
What unexpected challenges do foreign condo owners face in Brasília?
The most common unexpected challenge foreign condo owners face in Brasília is the bureaucratic complexity of dealing with cartórios, banks, and government agencies in Portuguese, where even straightforward tasks can require multiple certified documents and in-person visits.
Other unexpected challenges that frequently surprise foreign condo owners include strict building bylaws (regimento interno) that can limit renovations, pet ownership, or short-term rentals; the difficulty of managing a property remotely if you leave Brazil; and the surprise of rateio extra assessments that can arrive with little warning when the building needs major repairs.
Finally, please note that we have made a list of potential risks, scams and pitfalls when buying a new property in Brasília.
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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 | Why it's authoritative | How we used it |
|---|---|---|
| FIPEZAP Residential Sales Index (Dec 2025) | Brazil's most cited residential price index, based on over 500,000 listings monthly. | We used it to anchor Brasília's average R$/m² and track monthly and annual price changes. We treated December 2025 as our best "early 2026" snapshot. |
| FIPEZAP Residential Rental Index (Nov 2025) | The leading nationwide rental price index in Brazil with transparent methodology. | We used it to estimate Brasília rent levels and cross-check gross rental yields. We combined this with neighborhood-level demand patterns. |
| Secretaria de Economia do DF - ITBI | The official Distrito Federal tax authority for property transfer taxes. | We used it to set the correct ITBI percentage for buyer budgets. We translated the tax rate into reais for our example calculations. |
| Secretaria de Economia do DF - IPTU 2026 | The official DF government announcement of property tax rates. | We used it to calculate annual property tax estimates using the 0.3% residential rate. We confirmed that Brasília's IPTU rates remained stable for 2026. |
| ANOREG-DF Fee Tables 2026 | The official notary and registry association publishing standardized fee schedules. | We used it to estimate notary and registry costs buyers often underestimate. We translated the tables into practical budget ranges for typical condos. |
| 2º Registro de Imóveis do DF | An official registry office showing the exact fee brackets for property registration. | We used it to verify registration costs by property value band. We cross-checked these against our budget estimates for R$500k-800k condos. |
| e-Notariado (Colégio Notarial do Brasil) | The official national notary body explaining remote notarization procedures. | We used it to explain how foreign buyers can sign documents remotely via videoconference. We connected this to practical guidance on reducing travel needs. |
| Brazilian Constitution (Planalto) | The official consolidated text of Brazil's Constitution. | We used it to confirm that foreigners have property rights in Brazil. We clarified that main restrictions apply to rural land, not urban condos. |
| Law 5.709/1971 (Planalto) | The official federal law text on foreign property acquisition restrictions. | We used it to clarify which rules do not typically apply to Brasília urban condos. We noted the rural land focus of these restrictions. |
| SSP-DF Crime Statistics | The official public security secretariat publishing crime data by DF region. | We used it to explain why cheaper areas may have security trade-offs. We recommended buyers check SSP-DF stats for any neighborhood they're considering. |
| IBGE - IPCA Inflation Data | Brazil's official statistics institute providing the benchmark inflation measure. | We used it to contextualize whether price gains represent real appreciation. We noted that 2025 inflation was 4.26% when analyzing price trends. |
| Neoenergia Brasília Tariffs | Brasília's electricity distributor publishing the tariffs customers actually pay. | We used it to estimate realistic monthly electricity costs for condos. We translated tariff rates into practical monthly ranges by unit size. |
| CAESB Water/Sewage Tariffs | The official DF water and sanitation provider explaining billing structures. | We used it to estimate typical monthly water and sewage costs for condos. We noted that DF billing is consumption-based. |
| DataZAP Market Intelligence | A major Brazilian real estate research arm publishing market sentiment reports. | We used it to understand how buyers perceive current price levels in Brasília. We treated it as a secondary sentiment input alongside hard price data. |
| Global Property Guide - Brazil | An international property research platform with Brazilian market coverage. | We used it to validate five-year price trends and compare Brasília to other Brazilian cities. We cross-referenced their inflation-adjusted calculations. |
| Central Bank of Brazil (BCB) | Brazil's central bank providing official exchange rate references. | We used PTAX-derived rates to convert BRL prices to USD and EUR for foreign readers. We noted that currency fluctuations affect effective purchase prices. |
| TJDFT Extrajudicial Fee Tables | The judiciary body that governs official extrajudicial fee updates in DF. | We used it as a governance cross-check for DF fee table authenticity. We relied on ANOREG tables for practical numbers and TJDFT for oversight context. |
| Lei Federal 14.756/2023 (Planalto) | The federal law establishing how DF notary and registry fees are structured. | We used it to confirm that DF emolumentos are legally standardized. We translated this into guidance that fees are fixed, not negotiable or arbitrary. |
We have made this infographic to give you a quick and clear snapshot of the property market in Brazil. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.