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
Wondering what tenants actually pay for apartments in Brasília right now?
This article breaks down the latest rent data for studios, 1-bedroom, and 2-bedroom apartments across Brasília neighborhoods, and we keep it updated regularly.
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 rents have climbed about 5% year-over-year, outpacing Brazil's overall inflation and showing strong demand heading into 2026.
- One in five Distrito Federal residents rents their home, higher than the national average, which keeps Brasília's rental market competitive even during slowdowns.
- Studios in Brasília cost around R$ 2,300/month on average, but smaller units rent at a higher price per square meter since space is at a premium.
- Lago Sul and Lago Norte command Brasília's highest rents, with large houses often renting to diplomats needing turnkey properties with security.
- Properties near Brasília's metro stations in Águas Claras and Taguatinga typically rent 15% to 25% faster than similar apartments without transit access.
- February through March and July through August are peak rental months, driven by UnB university calendars and government job cycles.
- Furnished apartments in Brasília can command a 20% to 35% premium, but most long-term local tenants still prefer unfurnished units.
- Brasília's vacancy rate sits around 7%, suggesting well-priced properties in good locations don't stay empty long.
What are typical rents in Brasília as of 2026?
What's the average monthly rent for a studio in Brasília as of 2026?
As of early 2026, the average monthly rent for a studio in Brasília is around R$ 2,300, roughly $385 USD or €355 EUR.
Studios range from about R$ 1,600 to R$ 3,200/month ($265 to $535 USD, or €245 to €490 EUR) depending on building and location.
Main factors affecting studio rents in Brasília include proximity to Plano Piloto, building age, parking availability, and metro access.
What's the average monthly rent for a 1-bedroom in Brasília as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Brasília is approximately R$ 3,700, about $615 USD or €570 EUR.
Most 1-bedroom apartments rent between R$ 2,500 and R$ 5,500/month ($415 to $915 USD, or €385 to €845 EUR), with newer buildings commanding higher prices.
For lower 1-bedroom rents, look at Taguatinga, Samambaia, and Ceilândia; the priciest options are in Asa Sul, Asa Norte, Sudoeste, and Noroeste.
What's the average monthly rent for a 2-bedroom in Brasília as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Brasília is around R$ 4,400, approximately $735 USD or €675 EUR.
Depending on neighborhood and quality, 2-bedroom rents range from R$ 3,000 to R$ 7,000/month ($500 to $1,165 USD, or €460 to €1,075 EUR).
Affordable 2-bedrooms are found in Samambaia, Ceilândia, and Recanto das Emas, while premium prices appear in Lago Sul, Lago Norte, Sudoeste, and Noroeste.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Brasília.
What's the average rent per square meter in Brasília as of 2026?
As of early 2026, the average asking rent per square meter in Brasília is approximately R$ 50 to R$ 51, about $8.30 to $8.50 USD or €7.70 to €7.85 EUR monthly.
Across Brasília neighborhoods, rents range from around R$ 30/m² in affordable satellite cities up to R$ 75/m² or more in premium areas like Lago Sul and Noroeste.
Compared to other major Brazilian cities, Brasília's rent per square meter ranks in the upper tier, higher than Belo Horizonte or Curitiba but below São Paulo's priciest areas.
Properties pushing above-average rents typically feature newer construction, multiple parking spots, full condominium amenities, and locations near Plano Piloto.
How much have rents changed year-over-year in Brasília in 2026?
As of early 2026, asking rents in Brasília have increased approximately 5% compared to last year.
Main factors driving this growth include Brasília's high renter share, limited new supply in prime areas, and steady demand from students and diplomatic staff.
This 5% increase is consistent with 2025's pace, when Brasília maintained positive momentum even as some other Brazilian cities slowed.
What's the outlook for rent growth in Brasília in 2026?
As of early 2026, we expect Brasília rents to grow between 4% and 7% this year, with premium neighborhoods likely outperforming.
Key supporting factors include Brasília's high proportion of renters, ongoing public sector demand, and interest rates that keep buying expensive relative to renting.
Neighborhoods expected to see strongest growth include Noroeste, Sudoeste, and metro-connected Águas Claras.
Risks that could shift this outlook include unexpected Central Bank rate moves, government hiring changes, and significant new apartment supply.
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.
Which neighborhoods rent best in Brasília as of 2026?
Which neighborhoods have the highest rents in Brasília as of 2026?
As of early 2026, the three neighborhoods with highest rents in Brasília are Lago Sul (often exceeding R$ 15,000/month or $2,500 USD/€2,300 EUR for houses), Lago Norte (R$ 10,000 to R$ 18,000/month), and Park Way (R$ 8,000 to R$ 15,000/month).
These areas command premiums due to large lots, green surroundings, embassy proximity, and enhanced security.
Typical tenants include diplomats, embassy staff, senior officials, and international organization executives needing spacious, secure properties.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Brasília.
Where do young professionals prefer to rent in Brasília right now?
Top neighborhoods for young professionals in Brasília are Águas Claras (metro access, modern condos), Sudoeste (close to offices and nightlife), and Asa Norte (central with cafés and bars).
Young professionals typically pay R$ 2,500 to R$ 4,500/month ($415 to $750 USD, or €385 to €690 EUR) for 1-bedroom or small 2-bedroom apartments.
Attractions include quick commutes, metro access, walkable streets with restaurants, and building amenities like gyms and coworking spaces.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Brasília.
Where do families prefer to rent in Brasília right now?
Top family neighborhoods in Brasília are Lago Norte (space and greenery), Sudoeste (good schools and amenities), and Guará (balanced commute and services).
Families renting 2-3 bedrooms typically pay R$ 4,000 to R$ 8,000/month ($665 to $1,330 USD, or €615 to €1,230 EUR), with Lago Norte houses often higher.
Attractions include larger floor plans, quality schools, safe streets, parks, and access to supermarkets and healthcare.
Top schools near these areas include bilingual schools in Lago Norte and Lago Sul, public reference schools in Asa Sul, and private schools in Sudoeste and Águas Claras.
Which areas near transit or universities rent faster in Brasília in 2026?
As of early 2026, the fastest-renting areas near transit or universities in Brasília are Asa Norte near UnB, Águas Claras along the metro, and Taguatinga Centro near its stations.
Properties in these areas typically list for only 20 to 30 days, compared to 35 to 50 days in areas without transit access.
The rent premium for apartments near metro stations or UnB ranges from R$ 200 to R$ 600/month ($35 to $100 USD, or €30 to €90 EUR) above comparable units farther away.
Which neighborhoods are most popular with expats in Brasília right now?
Top expat neighborhoods in Brasília are Lago Sul (embassies and large furnished houses), Lago Norte (quiet with family space), and Sudoeste (modern apartments with central access).
Expats typically pay R$ 6,000 to R$ 20,000/month ($1,000 to $3,330 USD, or €920 to €3,075 EUR), depending on apartment or house choice.
Attractions include embassy proximity, international schools, furnished rentals, 24-hour security, and properties meeting corporate housing standards.
Most represented are diplomats from European and North American countries, UN staff, and international organization professionals.
And if you are also an expat, you may want to read our exhaustive guide for expats in Brasília.
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Who rents, and what do tenants want in Brasília right now?
What tenant profiles dominate rentals in Brasília?
The three dominant tenant profiles in Brasília are public sector workers and contractors, university students (especially around UnB), and diplomatic/expat households.
Public sector workers represent roughly 40% to 50% of rental demand, students about 20% to 25%, and diplomats plus expats around 10% to 15%.
Public sector tenants seek 1-2 bedroom apartments in Plano Piloto or metro areas, students look for studios near UnB, and expats require larger furnished properties with security.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Brasília.
Do tenants prefer furnished or unfurnished in Brasília?
In Brasília, roughly 70% to 75% of long-term tenants prefer unfurnished, while 25% to 30% seek furnished rentals.
Furnished apartments command a premium of R$ 500 to R$ 1,500/month ($85 to $250 USD, or €75 to €230 EUR), representing 20% to 35% more.
Furnished rentals appeal to expats and diplomats on fixed-term assignments, students wanting move-in simplicity, and government workers on temporary postings.
Which amenities increase rent the most in Brasília?
Top five rent-boosting amenities in Brasília are dedicated parking, 24-hour security, installed air conditioning, elevators in newer buildings, and full club facilities (pool, gym, social areas).
A parking spot adds R$ 200 to R$ 400/month ($35 to $65 USD), security adds R$ 150 to R$ 350/month, installed AC adds R$ 100 to R$ 250/month, and club amenities add R$ 300 to R$ 600/month ($50 to $100 USD).
In our property pack covering the real estate market in Brasília, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Brasília?
Top five ROI renovations in Brasília are kitchen/bathroom refreshes, built-in cabinetry, electrical upgrades for AC, smart locks or modern intercoms, and fresh paint with good lighting.
A kitchen/bathroom refresh costs R$ 8,000 to R$ 20,000 ($1,330 to $3,330 USD) and increases rent R$ 200 to R$ 500/month; built-in cabinetry costs R$ 5,000 to R$ 15,000 adding R$ 150 to R$ 400/month; AC prep costs R$ 2,000 to R$ 5,000 adding R$ 100 to R$ 250/month.
Poor ROI renovations to avoid include luxury finishes exceeding neighborhood standards, pool additions in small properties, and major structural changes that don't add usable space.
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 strong is rental demand in Brasília as of 2026?
What's the vacancy rate for rentals in Brasília as of 2026?
As of early 2026, the estimated vacancy rate for rental apartments in Brasília is around 7%, ranging from 6% to 9% by neighborhood.
Vacancy varies from 4% to 5% in high-demand areas like Asa Sul and Sudoeste, up to 10% to 12% in satellite cities with older stock.
This rate is moderate and consistent with Brasília's pattern as a high-turnover market where well-priced units fill quickly.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Brasília.
How many days do rentals stay listed in Brasília as of 2026?
As of early 2026, rental properties in Brasília stay listed approximately 35 days on average when correctly priced.
Across neighborhoods, days on market range from 20 to 35 days in prime areas like Asa Sul, Asa Norte, and Sudoeste, up to 40 to 50 days in Taguatinga and Samambaia.
Days-on-market has remained stable versus last year, reflecting consistent demand from government workers and students.
Which months have peak tenant demand in Brasília?
Peak months for tenant demand in Brasília are February through March and July through August.
These patterns are driven by university semester starts at UnB, government job assignment cycles, and families relocating before school years.
Lowest demand months are December and January during holidays, and late November when people wait until the new year to move.
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What will my monthly costs be in Brasília as of 2026?
What property taxes should landlords expect in Brasília as of 2026?
As of early 2026, landlords in Brasília should expect annual property taxes (IPTU plus TLP) of R$ 3,000 to R$ 15,000 ($500 to $2,500 USD, or €460 to €2,300 EUR) for a typical apartment.
The range varies from around R$ 1,500 for modest satellite city apartments to over R$ 30,000 for large houses in Lago Sul or Lago Norte.
Property taxes are calculated by DF government based on assessed value (valor venal), with the 2026 calendar published and rates unchanged.
Please note that, in our property pack covering the real estate market in Brasília, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Brasília right now?
A realistic annual maintenance budget in Brasília is R$ 5,000 to R$ 10,000 ($830 to $1,665 USD, or €770 to €1,540 EUR), roughly 1% of property value.
Costs range from R$ 3,000 for newer condos in Águas Claras or Noroeste up to R$ 15,000+ for older Plano Piloto superquadras.
Most Brasília landlords set aside about one month's rent per year, or 8% to 10% of annual rental income, as a maintenance reserve.
What utilities do landlords often pay in Brasília right now?
In Brasília, tenants typically pay electricity (Neoenergia Brasília) and water/sewer (CAESB), while landlords only cover these in furnished or short-term rentals.
When landlords pay utilities, typical monthly costs are R$ 200 to R$ 400 ($35 to $65 USD) for electricity and R$ 100 to R$ 250 ($17 to $42 USD) for water.
Standard practice is for leases to specify tenants pay consumption-based utilities directly, with landlords responsible only for condomínio fees (if negotiated) and property taxes.
How is rental income taxed in Brasília as of 2026?
As of early 2026, rental income in Brasília is taxed under progressive IRPF rates, from 0% up to R$ 2,259.20/month to 27.5% above R$ 4,664.68, using the monthly Carnê-Leão system.
Main deductions include condomínio fees paid by landlord, IPTU, and property management fees (declare net amount received after agency fees).
A common Brasília-specific mistake is failing to properly report income through an imobiliária: declare the net amount after the agency's fee, not the gross rent.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 how.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| FipeZAP Rental Index (Nov 2025) | Brazil's most cited rental benchmark, built by FIPE using a large listing database. | We anchored Brasília's rent per m² and year-over-year change. We projected January 2026 estimates from the latest reading. |
| DataZAP Rental Index Hub | Publisher's official landing page with monthly reports and methodology. | We confirmed index cadence and canonical report locations. We used it for cross-checking. |
| FIPE Official Index Page | Official institution behind FipeZAP calculation and methodology. | We validated what the index measures and its scope. We framed definitions like asking vs contracted rent. |
| SECOVI-DF Market Bulletin | Local housing union's publication for Brasília and DF. | We used it as a Brasília-specific lens on rental direction. We confirmed local trends independent of national data. |
| IBGE Census 2022 Tenure Release | Brazil's official statistics agency with national census results. | We grounded renter demographics in official data. We showed DF's higher renting share than Brazil overall. |
| IBGE Distrito Federal Profile | IBGE's official portal for DF socioeconomic indicators. | We anchored Brasília income context affecting affordability. We cross-checked demand drivers. |
| Banco Central Copom Decision | Central bank's official rate and inflation communication. | We framed the 2026 macro backdrop. We supported rent growth outlook logic. |
| Receita Federal IRPF 2026 Tables | Official federal tax authority's current income tax tables. | We described rental income taxation for individuals. We kept monthly costs accurate. |
| Receita Federal Carnê-Leão Manual | Official guide for monthly tax collection by individual landlords. | We explained practical landlord workflows. We clarified monthly vs annual reporting. |
| Receita Federal Agency Guidance | Official compliance note on rental income through agencies. | We explained proper reporting when using property agencies. We highlighted the net-of-fee nuance. |
| SEEC-DF IPTU 2026 Calendar | DF government's official tax calendar announcement. | We used it for property tax timing and rate confirmation. We kept information Brasília-specific. |
| SINJ-DF Decree (TLP/CIP) | DF's official legal repository with binding norms and fees. | We anchored DF-specific municipal charges. We provided concrete cost ranges by consumption. |
| ANEEL Neoenergia Tariff Decision | National electricity regulator's official tariff decisions. | We grounded utility discussions in regulator-approved changes. We avoided informal estimates. |
| CAESB Tariff Table | DF water/sewer utility's binding tariff schedule. | We estimated typical water bills in Brasília. We separated tenant vs owner utility responsibilities. |
| Lei do Inquilinato (Law 8.245/1991) | Official federal law governing residential leases. | We kept contract references legally grounded. We avoided informal rules of thumb. |
| DataZAP Tenant Behavior Research | Annual survey on tenant motivations and preferences. | We understood location and safety drivers. We identified which amenities matter most. |
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