Authored by the expert who managed and guided the team behind the Brazil Property Pack
Everything you need to know before buying real estate is included in our Brazil Property Pack
If you're wondering whether running an Airbnb in Brazil can actually make money in 2026, you're not alone.
Brazil's short-term rental market has grown rapidly, but profitability varies wildly by city, neighborhood, and property type.
In this article, we break down the real numbers, legal requirements, and competitive landscape for Airbnb hosts in Brazil.
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 Brazil.
Insights
- Brazil has roughly 350,000 active Airbnb listings in January 2026, with Rio and São Paulo each hosting over 55,000 properties.
- Typical Airbnb occupancy in Brazil sits around 50% (roughly 15 booked nights per month), though São Paulo's business demand pushes it to 56%.
- One-bedroom apartments dominate supply, representing 86% of São Paulo listings and 67% in Rio, meaning larger units face less competition.
- Condominium rules are the biggest legal hurdle: Brazil's Superior Tribunal of Justice confirmed in 2021 that buildings can ban short-term rentals entirely.
- Seasonal swings are dramatic in beach destinations like Florianópolis, where monthly earnings jump from R$3,600 in low season to R$8,400+ in summer.
- Premium neighborhoods like Leblon and Ipanema command R$500 to R$900 per night, while São Paulo's Jardins and Itaim Bibi range from R$300 to R$550.
- Self-managed hosts typically net around R$2,400 monthly after expenses, but hiring a property manager can cut that profit nearly in half.
- Brazil recorded 9.2 million international tourists in 2025, a historic record signaling strong demand heading into 2026.
Can I legally run an Airbnb in Brazil in 2026?
Is short-term renting allowed in Brazil in 2026?
As of the first half of 2026, short-term renting through Airbnb is generally allowed in Brazil under existing tenancy laws, though important local restrictions often apply.
The main legal framework is Brazil's Lei do Inquilinato (Law 8.245/1991), which recognizes "locação por temporada" or seasonal rentals for stays up to 90 days.
The most important restriction isn't a government rule but your building's condominium convention: Brazil's Superior Tribunal of Justice ruled in 2021 that residential condominiums can prohibit short-term rentals if their internal rules don't authorize it.
Beyond condo rules, cities like Rio de Janeiro are developing municipal regulations that could introduce registration requirements or restrictions in tourist-heavy neighborhoods.
Penalties depend on whether you're violating condo rules (fines and potential legal action) or municipal regulations (fines and cease operations orders).
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Brazil.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Brazil.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Brazil as of 2026?
As of the first half of 2026, Brazil has no nationwide minimum-stay requirement or maximum nights-per-year cap, though federal law references seasonal rental contracts up to 90 days.
These rules don't differ by property type or residency status at the federal level, so no restrictions apply based on whether you rent an apartment, house, or villa.
However, individual buildings may set minimum-stay requirements, and municipal proposals in cities like Rio have included specific day limits that could become law.
Since there's no federal tracking system, hosts don't report rental nights to any national authority, though they must declare rental income to Receita Federal.
Do I have to live there, or can I Airbnb a secondary home in Brazil right now?
Brazil has no federal residency requirement for operating an Airbnb, so you don't need to live in the property or even in Brazil to rent it out.
Owners of secondary homes and investment properties can legally operate short-term rentals, as the law treats seasonal rentals the same regardless of residency status.
No additional federal permits are required for non-primary residences, though you must comply with municipal registration rules, condo conventions, and tax obligations.
The main difference between renting a primary versus secondary home is operational: remote management typically requires hiring a property manager at 15% to 25% of revenue.
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Can I run multiple Airbnbs under one name in Brazil right now?
Brazil has no federal law limiting how many Airbnb listings one person or company can operate, so you can run multiple properties under a single profile.
There's no official maximum number of properties at the national level, though operating many units attracts scrutiny from tax authorities and condo associations.
No additional licensing is required for multiple listings federally, but managing several units in one building often triggers neighbor complaints and condo rule enforcement.
Do I need a short-term rental license or a business registration to host in Brazil as of 2026?
As of the first half of 2026, Brazil has no single federal short-term rental license, though municipalities may require local registration and rental income is taxable regardless.
The process varies by city: some develop registration systems (cadastros) while others require only tax compliance through Receita Federal's Carnê-Leão system.
For taxes, you'll need proof of ownership, your CPF or CNPJ depending on structure, and records of rental income for annual declaration.
Are there neighborhood bans or restricted zones for Airbnb in Brazil as of 2026?
As of the first half of 2026, Brazil has no formal government neighborhood bans at the federal level, but effective restrictions exist through condominium rules in high-tourism areas.
Restrictions are most common in Rio's Copacabana, Ipanema, Leblon, and Santa Teresa, plus São Paulo's Jardins and Pinheiros, where condo density and neighbor complaints are highest.
These zones see more restrictions due to apartment building density and the visibility of short-term rental impacts (noise, security, stranger traffic) in residential towers.
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.
How much can an Airbnb earn in Brazil in 2026?
What's the average and median nightly price on Airbnb in Brazil in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Brazil is approximately R$380 ($71 USD, €65 EUR), while the median sits at R$320 ($60 USD, €55 EUR).
The typical price range covering 80% of listings falls between R$180 and R$700 ($34 to $131 USD, €31 to €120 EUR), varying dramatically by city and property type.
Location has the biggest impact on pricing: a one-bedroom in Rio's Leblon commands three times the rate of a less central unit, and beach destinations can charge double during summer.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Brazil.
How much do nightly prices vary by neighborhood in Brazil in 2026?
As of the first half of 2026, nightly prices vary by more than R$600 ($112 USD, €103 EUR) between premium and budget neighborhoods, with Rio's Leblon averaging R$700 versus Salvador's Pelourinho at R$300.
The highest-priced neighborhoods are Leblon at R$700 to R$900 ($131 to $168 USD), Jurerê Internacional in Florianópolis at R$550 to R$1,200 in summer ($103 to $224 USD), and Ipanema at R$550 to R$800 ($103 to $150 USD).
More affordable options include São Paulo's Consolação at R$220 to R$420 ($41 to $79 USD), Salvador's Pelourinho at R$200 to R$450 ($37 to $84 USD), and Rio's Flamengo at R$300 to R$500 ($56 to $93 USD), though guests choose these for cultural character and metro access.
What's the typical occupancy rate in Brazil in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb in Brazil is approximately 50%, translating to roughly 15 booked nights per month or 180 nights per year.
The realistic range covering most listings falls between 40% and 60%, with underperformers at 35% and top-tier listings reaching 65%+.
Major markets perform at or above average: São Paulo leads at 56% due to business travel, followed by Florianópolis at 54%, Rio at 52%, and Salvador at 47%.
The biggest factor for above-average occupancy is guest reviews and response time, as Airbnb's algorithm favors well-rated hosts who reply quickly.
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What's the average monthly revenue per listing in Brazil in 2026?
As of the first half of 2026, average gross monthly revenue per Airbnb in Brazil is approximately R$5,700 ($1,065 USD, €980 EUR), while median sits at R$4,800 ($897 USD, €825 EUR).
The realistic range covering 80% of listings falls between R$2,500 and R$9,000 ($467 to $1,682 USD, €430 to €1,547 EUR).
Top-performing listings in premium neighborhoods can achieve R$12,000 to R$18,000 monthly ($2,243 to $3,364 USD). A well-reviewed two-bedroom in Ipanema at R$750/night and 65% occupancy generates roughly R$14,600 monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Brazil.
What's the typical low-season vs high-season monthly revenue in Brazil in 2026?
As of the first half of 2026, typical monthly revenue during low season averages R$3,600 ($673 USD, €619 EUR), while high season pushes to R$8,400+ ($1,570 USD, €1,444 EUR).
Low season runs March through June and August through November, while high season peaks December through February, with spikes around Carnival, Easter, and July school holidays.
What's a realistic Airbnb monthly expense range in Brazil in 2026?
As of the first half of 2026, realistic monthly expenses for a Brazilian Airbnb range from R$2,400 to R$5,500 ($449 to $1,028 USD, €413 to €946 EUR), depending on self-management versus hiring help.
Cleaning and turnover costs are typically the largest category, running R$80 to R$200 per turnover, which adds up to R$800 to R$1,500 monthly for active listings.
Hosts should expect to spend 40% to 60% of gross revenue on expenses, with self-managers at the lower end and those using property managers (15% to 25% of revenue) at the higher end.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Brazil.
What's realistic monthly net profit and profit per available night for Airbnb in Brazil in 2026?
As of the first half of 2026, a self-managed Airbnb in Brazil typically generates net profit around R$2,400 monthly ($449 USD, €413 EUR), or approximately R$80 ($15 USD) per available night.
The realistic net profit range covering most listings falls between R$1,000 and R$4,500 ($187 to $841 USD, €172 to €774 EUR).
Hosts typically achieve net margins of 35% to 50% when self-managing, dropping to 20% to 35% with a full-service property manager.
Break-even occupancy is around 30% to 35%, meaning you need roughly 9 to 11 booked nights monthly just to cover costs.
In our property pack covering the real estate market in Brazil, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Brazil as of 2026?
How many active Airbnb listings are in Brazil as of 2026?
As of the first half of 2026, Brazil has approximately 350,000 active Airbnb listings, with the four largest markets (Rio at 55,664, São Paulo at 57,193, Florianópolis at 34,817, Salvador at 14,024) totaling 161,700.
This reflects continued growth alongside record international tourism (9.2 million visitors in 2025) and 12 consecutive months of domestic air travel increases per ANAC.
Which neighborhoods are most saturated in Brazil as of 2026?
As of the first half of 2026, the most saturated neighborhoods are Copacabana, Ipanema, and Leblon in Rio; Pinheiros, Vila Madalena, and Jardins in São Paulo; Jurerê Internacional and Lagoa da Conceição in Florianópolis; and Barra and Ondina in Salvador.
These became saturated because they're where visitors want to stay, have dense apartment stock, and were first-movers when platforms launched in Brazil.
Undersaturated opportunities include Botafogo and Flamengo in Rio, Vila Mariana and Moema in São Paulo, Campeche in Florianópolis, and Rio Vermelho in Salvador.
What local events spike demand in Brazil in 2026?
As of the first half of 2026, main demand-spiking events are Carnival (Rio, Salvador, Recife/Olinda), Réveillon (Rio's Copacabana), major concerts in Rio and São Paulo, São Paulo's trade fairs, and summer beach season (December through February) in coastal destinations.
During peak events, bookings increase 50% to 100% and prices surge 30% to 80%, with Carnival and New Year's seeing prices double or triple.
Hosts should adjust pricing 2 to 3 months before major events, as guests book early and last-minute adjustments miss the window.
What occupancy differences exist between top and average hosts in Brazil in 2026?
As of the first half of 2026, top-performing hosts achieve around 65% occupancy (roughly 20 booked nights monthly) versus the typical host's 15 nights.
Average hosts sit at 50% occupancy while underperformers drop to 35% to 40%, meaning top performers earn about R$1,500 to R$2,500 more monthly.
New hosts typically need 4 to 8 months to reach top-performer levels, as building reviews, optimizing photos, and fine-tuning pricing takes time.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Brazil.
What amenities do nearly all competitors offer in Brazil right now?
Across Brazil's major markets, competitive listings offer fast Wi-Fi, a fully equipped kitchen, air conditioning (critical in Rio and Salvador), TV with streaming, and self check-in where possible.
Brazilian guests also expect quality bedding and blackout curtains, reliable hot water, and Portuguese communication, as most guests are domestic travelers.
Which price points are most crowded, and where's the "white space" for new hosts in Brazil right now?
The most crowded price range is R$200 to R$400 ($37 to $75 USD), corresponding to standard studios and one-bedrooms in urban areas.
Most crowded points are R$250 to R$350 for basic one-bedrooms, while white space exists at R$500 to R$800 for family-ready 2-3BR units and R$150 to R$200 for well-located budget options.
To compete in underserved segments, offer family features (multiple bedrooms, washing machine), pet-friendly policies, parking, or work-from-home setups targeting São Paulo's 30+ day corporate stays.
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What property works best for Airbnb demand in Brazil right now?
What bedroom count gets the most bookings in Brazil as of 2026?
As of the first half of 2026, one-bedroom apartments and studios get the most bookings, dominating supply and demand due to couples, solo business travelers, and budget-conscious guests.
Booking breakdown: one-bedrooms capture 65% to 70%, studios 10% to 15%, two-bedrooms 12% to 18%, and three-bedrooms+ just 5% to 8%.
One-bedrooms perform best because they hit the sweet spot for domestic couples, business travelers, and tourists who prioritize location over space.
What property type performs best in Brazil in 2026?
As of the first half of 2026, apartments perform best in Rio and São Paulo for walkability and security, while houses and townhouses outperform in beach destinations like Florianópolis where guests want space and parking.
Occupancy by type: apartments average 50% to 56% in cities, houses 45% to 52% in beach markets, and villas 35% to 45% (high ADR but longer vacancies).
Apartments outperform in cities because guests prioritize doorman security, metro access, and restaurant proximity over standalone space.
What location traits boost bookings in Brazil right now?
Key traits are walkable access to each city's main attraction (beaches in Rio, business/dining in São Paulo), metro proximity, and strong safety reputation with doorman buildings.
Brazilian guests particularly value effective heat and noise control (quality AC, blackout curtains, good windows), plus reliable high-speed internet for remote workers.
Parking boosts bookings in car-dependent areas like Barra da Tijuca, Florianópolis, and suburban destinations, while transit access matters more in metro-connected neighborhoods.
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 Brazil, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We aim to be fully transparent, so below we've listed the authoritative sources we used and explained our methods.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| AirDNA Rio de Janeiro | AirDNA is a recognized short-term rental analytics provider publishing structured metrics for listings, rates, occupancy, and revenue. | We used it to anchor Rio's listings, ADR, occupancy, and revenue as Brazil's top tourism market benchmark. |
| AirDNA São Paulo | Same provider with consistent methodology for reliable market comparison. | We used it to benchmark occupancy, ADR, and minimum stay patterns for Brazil's business travel hub. |
| AirDNA Florianópolis | Standardized dataset for a strongly seasonal beach destination showing coastal dynamics. | We used it to quantify seasonality swings and pricing for vacation markets. |
| AirDNA Salvador | Same dataset for a major Northeast tourism hub with event-driven demand. | We used it to triangulate earnings in warm-weather, Carnival-focused markets. |
| Brazil Ministry of Tourism | Federal government source for official inbound tourism numbers. | We used it to support the macro demand backdrop feeding STR demand into 2026. |
| Embratur | Brazil's official tourism board publishing intelligence dashboards on arrivals. | We used it to cross-check tourism momentum and international connectivity. |
| ANAC | Federal civil aviation regulator with passenger flows as a travel demand proxy. | We used it to support domestic travel growth, which drives most Brazilian STR demand. |
| IBGE Inflation Data | Brazil's official statistics institute and inflation reference. | We used it to frame 2026 cost pressure for cleaning, labor, and utilities. |
| Banco Central Focus Report | Central Bank's consolidated market expectations for rates and inflation. | We used it to frame the January 2026 macro environment for investors. |
| Banco Central Exchange Rates | Official BRL/USD exchange rate time-series. | We used it to convert USD STR metrics into BRL for profitability calculations. |
| FIPE FipeZAP Index | Respected economics institute with a long-running property price index. | We used it for context on residential prices and STR yield sanity checks. |
| Lei do Inquilinato | Official consolidated federal legislation on Brazil's tenancy law. | We used it to ground seasonal rental as a legally recognized concept. |
| STJ Condominium Ruling | Brazil's top court for federal law interpretation on a landmark case. | We used it to explain the key legal constraint: condos can restrict short-term rentals. |
| LexML Jurisprudence | Recognized legal portal aggregating official jurisprudence references. | We used it to cross-check STJ case identity for verifiable citations. |
| Rio City Council PL 107/2025 | Municipal legislature primary source for local rulemaking. | We used it to illustrate how Brazilian regulation is city-led and what risk looks like. |
| Receita Federal Guidance | Federal tax authority's compliance instructions for individuals. | We used it to explain rental income declaration requirements. |
| ANEEL Tariff Flag | Electricity regulator with tariff flags affecting operating costs. | We used it to justify January 2026 utility assumptions without surcharges. |
| Airbnb Help Center | Official policy documentation for host fees and platform rules. | We used it to model platform fees (~4% in Brazil) for accurate net profit estimates. |
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.