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
This guide breaks down the current housing prices in Brazil, from entry-level apartments to luxury penthouses in São Paulo and Rio de Janeiro.
We constantly update this blog post to reflect the latest market data and pricing trends across Brazilian cities.
Whether you're looking at a small studio in Botafogo or a family home in Moema, you'll find the numbers you need here.
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
- In Brazil's urban apartment markets in 2026, closed sale prices typically land about 6% below listing prices, meaning a property listed at R$700,000 usually sells closer to R$658,000.
- Small apartments (studios and one-bedrooms) in Brazilian cities command the highest price per square meter because land costs get spread across fewer square meters, making compact units pricier per sqm than larger family apartments.
- The gap between São Paulo's asking prices (around R$11,900/sqm) and actual closed deals (around R$7,300/sqm) reflects how listings skew toward higher-priced properties while transactions happen across all segments.
- New-build apartments in Brazil sell for roughly 15% more than comparable older units in the same location, driven by modern amenities, lower maintenance risks, and updated building systems.
- Brazil's national housing prices rose about 7% nominally in 2025, but after accounting for inflation running above 4%, real price growth was only around 2%.
- In São Paulo's Jardins neighborhood, expect to pay R$18,000 to R$35,000 per square meter in 2026, while value-oriented areas like Butantã offer similar apartments for R$5,500 to R$8,500 per sqm.
- About 70% of urban residential listings in Brazil are apartments in condo buildings, making houses and standalone properties a smaller share of the market in major cities.
- Buyer closing costs in Brazil (taxes, notary fees, legal checks) typically add 4% to 7% on top of the purchase price before any renovation expenses.
What is the average housing price in Brazil in 2026?
The median housing price gives you a better picture of what most buyers actually pay in Brazil because it isn't pulled upward by a handful of multi-million-dollar luxury properties the way the average is.
We are writing this as of January 2026, using the latest data collected from authoritative sources like FipeZAP and QuintoAndar, which we manually cross-checked for accuracy.
The estimated median housing price in Brazil in 2026 is around R$616,000 (about $111,000 or €95,000) for a typical 70 sqm urban apartment. The average housing price runs higher at approximately R$726,000 (about $131,000 or €112,000) because luxury properties push the mean upward.
For 80% of residential properties on the Brazil market in 2026, prices fall between R$385,000 and R$1,050,000 (roughly $69,000 to $189,000 or €59,000 to €162,000).
A realistic entry-level budget in Brazil in 2026 is R$250,000 to R$350,000 (about $45,000 to $63,000 or €38,500 to €54,000), which can get you an older one-bedroom apartment of 35 to 45 sqm in an affordable neighborhood of a large city or in a mid-sized city.
Luxury properties in Brazil in 2026 typically range from R$5 million to R$12 million (about $900,000 to $2.2 million or €770,000 to €1.85 million), and at this level you're looking at high-floor four-bedroom apartments or penthouses of 200 to 350 sqm in prime São Paulo districts like Jardins or Itaim Bibi, or Rio's Leblon and Ipanema.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Brazil.
Are Brazil property listing prices close to the actual sale price in 2026?
In Brazil's urban apartment markets in 2026, closed sale prices are typically about 6% below the listing price.
This discount happens because sellers often set asking prices with negotiation room built in, especially when mortgage rates are high and buyers have less purchasing power. The gap tends to widen in Rio de Janeiro (closer to 8%) where inventory is higher, and it's narrower in hot São Paulo neighborhoods where demand is strong.
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What is the price per sq m or per sq ft for properties in Brazil in 2026?
As of January 2026, the median housing price in Brazil is around R$8,800 per sqm (about $1,586 or €1,354 per sqm), which works out to roughly R$818 per sqft (about $147 or €126 per sqft). The average price is higher at R$9,680 per sqm (about $1,744 or €1,489 per sqm), or R$899 per sqft (about $162 or €138 per sqft).
Small units like studios and one-bedroom apartments have the highest price per sqm in Brazil in 2026 because the land and location premium gets divided across fewer square meters, while larger family apartments farther from city centers have the lowest per-sqm prices due to bigger ticket sizes and smaller buyer pools.
In Brazil in 2026, you'll find the highest prices per sqm in São Paulo's premium neighborhoods like Vila Nova Conceição (R$20,000 to R$38,000 per sqm) and Jardins (R$18,000 to R$35,000 per sqm). The lowest prices appear in value-oriented areas like Butantã (R$5,500 to R$8,500 per sqm) and Santana (R$5,500 to R$9,000 per sqm).
How have property prices evolved in Brazil?
Compared to January 2025, Brazil housing prices have risen about 7% in nominal terms, though after accounting for inflation running above 4%, real price growth was only around 2%. High mortgage rates kept a lid on affordability and prevented a sharper boom, while tight supply in prime urban areas supported prices.
Over a 10-year horizon (January 2026 vs January 2016), Brazil housing prices have climbed roughly 60% in nominal terms, but inflation-adjusted prices have actually fallen about 10%. This reflects the macro cycles Brazil went through, including the mid-2010s slowdown and subsequent recovery, plus uneven performance across different cities.
By the way, we've written a blog article detailing the latest updates on property price variations in Brazil.
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 Brazil.
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 types of properties are available in Brazil and what do they cost in 2026?
In Brazil's urban markets in 2026, apartments in condo buildings make up about 70% of listings, followed by urban houses at 20%, gated-community homes at 5%, luxury penthouses at 3%, and new developer units at 2%, because Brazilian city centers are dominated by apartment living while houses are more common in suburbs and smaller cities.
Average prices by property type in Brazil as of January 2026 are: studios and one-bedroom apartments (35 to 45 sqm) around R$320,000 ($58,000 or €49,000); two-bedroom apartments (60 to 80 sqm) around R$700,000 ($126,000 or €108,000); three-bedroom family apartments (90 to 120 sqm) around R$1.25 million ($225,000 or €192,000); urban houses (150 to 250 sqm built area) around R$1.6 million ($288,000 or €246,000); gated-community homes (200 to 350 sqm) around R$2.8 million ($505,000 or €431,000); and luxury penthouses (200 to 350 sqm) around R$8 million ($1.44 million or €1.23 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Brazil?
- How much should you pay for a house in Brazil?
- How much should you pay for lands in Brazil?
How do property prices compare between existing and new homes in Brazil in 2026?
New-build properties in Brazil in 2026 sell for roughly 15% more than comparable existing homes in the same location.
This premium exists because new buildings come with modern amenities (security systems, leisure facilities, covered parking, updated layouts) while older buildings often carry risks of expensive condo repairs, outdated electrical and plumbing systems, and facade maintenance costs that buyers factor into their offers.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Brazil in 2026?
In Pinheiros, one of São Paulo's most popular neighborhoods among expats, you'll find mostly apartments in mid-rise buildings with good walkability to restaurants, bars, and public transit. Prices in Pinheiros in January 2026 range from R$12,000 to R$18,000 per sqm (about $2,200 to $3,200 per sqm), reflecting its balance of lifestyle appeal and accessibility without the ultra-premium price tag of Jardins or Itaim.
Itaim Bibi is São Paulo's corporate hub with high-end services, newer luxury condo towers, and easy access to business districts. In January 2026, Itaim Bibi prices range from R$16,000 to R$28,000 per sqm (about $2,900 to $5,000 per sqm), driven by demand from executives and professionals who want a short commute and premium amenities.
Jardins remains São Paulo's classic luxury address, with larger apartments, tree-lined streets, and established prestige. Prices in Jardins in January 2026 run from R$18,000 to R$35,000 per sqm (about $3,200 to $6,300 per sqm), the highest in the city, because of limited supply, historical cachet, and the neighborhood's reputation as São Paulo's premier residential area.
You will find a much more detailed analysis by areas in our property pack about Brazil. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Type | Price Range | Per sqm | Per sqft |
|---|---|---|---|---|
| Jardins | Luxury / Classic | R$2M-6M ($360k-$1.08M) | R$18k-35k ($3.2k-$6.3k) | R$1,673-3,252 ($301-$586) |
| Vila Nova Conceição | Luxury / Parks | R$2.2M-6.5M ($396k-$1.17M) | R$20k-38k ($3.6k-$6.8k) | R$1,859-3,531 ($335-$636) |
| Itaim Bibi | Commute / Premium | R$1.6M-4M ($288k-$721k) | R$16k-28k ($2.9k-$5k) | R$1,486-2,602 ($268-$469) |
| Pinheiros | Expat / Popular | R$1M-2.8M ($180k-$505k) | R$12k-18k ($2.2k-$3.2k) | R$1,115-1,673 ($201-$301) |
| Vila Madalena | Lifestyle | R$900k-2.5M ($162k-$451k) | R$11k-17k ($2k-$3.1k) | R$1,022-1,580 ($184-$285) |
| Moema | Family / Commute | R$900k-2.7M ($162k-$486k) | R$11k-18k ($2k-$3.2k) | R$1,022-1,673 ($184-$301) |
| Vila Mariana | Family / Popular | R$700k-2M ($126k-$360k) | R$9k-14k ($1.6k-$2.5k) | R$836-1,301 ($151-$234) |
| Brooklin | Commute / Newer | R$800k-2.4M ($144k-$433k) | R$10k-16k ($1.8k-$2.9k) | R$929-1,486 ($167-$268) |
| Perdizes | Family | R$700k-2M ($126k-$360k) | R$9k-14k ($1.6k-$2.5k) | R$836-1,301 ($151-$234) |
| Tatuapé | Value / Popular | R$450k-1.2M ($81k-$216k) | R$6k-10k ($1.1k-$1.8k) | R$557-929 ($100-$167) |
| Santana | Family / Value | R$400k-1.1M ($72k-$198k) | R$5.5k-9k ($991-$1.6k) | R$511-836 ($92-$151) |
| Butantã | Value / Commute | R$380k-1M ($68k-$180k) | R$5.5k-8.5k ($991-$1.5k) | R$511-790 ($92-$142) |
How much more do you pay for properties in Brazil when you include renovation work, taxes, and fees?
When buying property in Brazil in 2026, expect to pay an additional 10% to 25% on top of the purchase price to cover taxes, fees, and any renovation work.
For a property around $200,000 (about R$1.1 million) in Brazil, you would typically pay around 6% in taxes and fees (roughly R$66,000 or $12,000) plus 10% for a medium renovation (roughly R$110,000 or $20,000), bringing your total to approximately R$1.28 million or $230,000. This assumes an older apartment needing kitchen and bathroom updates.
For a property around $500,000 (about R$2.78 million) in Brazil, expect around R$167,000 ($30,000) in taxes and fees plus R$280,000 ($50,000) for medium renovation work, bringing your all-in cost to roughly R$3.22 million or $580,000.
For a property around $1,000,000 (about R$5.55 million) in Brazil, you're looking at around R$278,000 ($50,000) in transaction costs and potentially R$278,000 ($50,000) for fit-out work on a newer unit, putting your total investment at approximately R$6.1 million or $1.1 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Brazil.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Brazil
| Expense | Category | Estimated Cost |
|---|---|---|
| Transfer Tax (ITBI) | Tax | About 2% to 3% of the purchase price, depending on the municipality. In São Paulo, ITBI is currently around 3%. This is paid to the city government before the deed transfer can be registered. |
| Notary and Registry Fees | Fees | Approximately 0.5% to 2% of the property value. These cover the public notary who drafts the deed and the real estate registry office that records the transfer. Costs vary by state and property value. |
| Legal Due Diligence | Fees | R$3,000 to R$15,000 ($540 to $2,700). This covers a lawyer reviewing the seller's documentation, checking for liens, debts, or legal issues with the property. Essential for protecting your purchase. |
| Light Renovation | Renovation | R$800 to R$1,500 per sqm ($144 to $270 per sqm). This includes painting, new fixtures, minor electrical updates, and cosmetic improvements. A 70 sqm apartment would cost R$56,000 to R$105,000. |
| Medium Renovation | Renovation | R$1,500 to R$3,500 per sqm ($270 to $630 per sqm). This covers kitchen and bathroom remodels, flooring replacement, and moderate structural changes. A 70 sqm apartment would cost R$105,000 to R$245,000. |
| Heavy Renovation | Renovation | R$3,500 to R$7,000 per sqm ($630 to $1,260 per sqm). This involves complete layout changes, new plumbing and electrical systems, and high-end finishes. A 70 sqm apartment would cost R$245,000 to R$490,000. |
| Real Estate Agent Commission | Fees | Usually 5% to 6% of the sale price, typically paid by the seller in Brazil. Buyers generally don't pay agent fees directly, but it's factored into the asking price. |
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 Brazil in 2026 with different budgets?
With $100,000 (about R$555,000) in Brazil in January 2026, you can buy a one to two-bedroom existing apartment of 55 to 70 sqm in São Paulo's Butantã neighborhood, a two-bedroom existing apartment of 65 to 80 sqm in São Paulo's Santana area, or a one to two-bedroom existing apartment of 50 to 70 sqm in Rio de Janeiro's Tijuca district.
With $200,000 (about R$1.1 million) in Brazil, you can buy a two-bedroom existing apartment of 75 to 95 sqm in São Paulo's Vila Mariana, a two to three-bedroom existing apartment of 80 to 110 sqm in São Paulo's Perdizes neighborhood, or a two-bedroom existing apartment of 70 to 100 sqm in Rio de Janeiro's Botafogo.
With $300,000 (about R$1.67 million) in Brazil, you can buy a three-bedroom existing apartment of 100 to 130 sqm in São Paulo's Moema, a two to three-bedroom well-located existing apartment of 90 to 120 sqm in São Paulo's Pinheiros, or a three-bedroom existing apartment of 110 to 150 sqm in Rio's Ipanema (though likely compact or needing work at this price point).
With $500,000 (about R$2.78 million) in Brazil, you can buy a three to four-bedroom existing apartment of 140 to 200 sqm at the entry level of São Paulo's Itaim Bibi, a luxury three-bedroom existing apartment of 130 to 180 sqm in an older Jardins building, or a high-end three-bedroom existing apartment of 140 to 200 sqm in Rio's Leblon (older or smaller end of the market).
With $1,000,000 (about R$5.55 million) in Brazil, you can buy a luxury apartment of 200 to 300 sqm in São Paulo's Jardins (renovated or newer), a luxury apartment of 180 to 260 sqm in São Paulo's Vila Nova Conceição (renovated or newer), or a prime apartment of 180 to 280 sqm in Rio's Leblon or Ipanema (renovated).
With $2,000,000 (about R$11.1 million) in Brazil, you're in true ultra-luxury territory and can buy a penthouse or high-floor luxury unit of 250 to 400 sqm in São Paulo's Jardins (new or fully renovated), an ultra-prime luxury apartment of 250 to 450 sqm in São Paulo's Itaim or Vila Nova Conceição (new or fully renovated), or a trophy beachfront-area unit of 250 to 400 sqm in Rio's Leblon (new or fully renovated).
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Brazil.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Brazil, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| FipeZAP Residential Sales Index | One of Brazil's most widely referenced property price indicators, produced with FIPE and based on a very large sample of listings. | We used this as the main backbone for Brazil-wide and city-level asking prices per sqm and recent annual changes. We also used its national average R$/sqm to build typical home price estimates. |
| QuintoAndar Transaction Reports | A large, established brokerage platform publishing transparent reports based on actual closed contracts rather than just listings. | We used this to estimate the gap between listing prices and closed prices. We also used it as a reality-check against FipeZAP's listing-based levels. |
| IBGE IPCA Inflation Data | IBGE is Brazil's official statistics agency, and IPCA is the country's headline inflation measure used by the central bank. | We used this to adjust price changes for inflation so we could discuss nominal vs real price movements. We used the latest cumulative inflation reading as our baseline. |
| Banco Central do Brasil PTAX Data | The central bank is the official source for PTAX exchange rates and publishes the API and dataset specifications. | We used this to anchor what official FX means in Brazil. We then applied an early January 2026 FX estimate to convert BRL values into USD and EUR. |
| Reuters BCB Focus Survey | Reuters is a major international wire service, and it clearly attributes exchange rate expectations to the official BCB Focus survey. | We used this as a cross-check for the BRL/USD level around late 2025 and early 2026. We also used it to keep our FX assumptions realistic. |
| Banco Central do Brasil | Brazil's central bank sets monetary policy and publishes official interest rate decisions that directly affect mortgage costs. | We referenced Selic rate levels to explain why high financing costs have capped affordability and prevented sharper price increases. |
| SECOVI-SP | The São Paulo real estate industry association that publishes monthly market reports and transaction statistics. | We used their market commentary to validate trends in São Paulo's apartment market and cross-check neighborhood-level activity. |
| ZAP Imóveis | One of Brazil's largest real estate listing platforms with millions of active listings across all major cities. | We referenced listing distributions to understand market composition and validate the types of properties most commonly available. |
| Viva Real | A major Brazilian property portal providing listing data and market insights across multiple cities. | We used listing samples to validate price ranges by neighborhood and property type against our primary sources. |
| Imovelweb | A property portal with extensive listings that helps validate market coverage and pricing patterns. | We cross-referenced listing prices in specific neighborhoods to ensure our ranges reflected actual market availability. |
| CBIC (Construction Industry Chamber) | Brazil's national construction industry body that publishes data on new development activity and construction costs. | We referenced construction cost indices to estimate renovation expense ranges and new-build pricing premiums. |
| ABRAINC | The association of real estate developers that tracks new residential launches and sales across Brazil. | We used their reports to understand the share of new-build units in the market and developer pricing strategies. |
| CRECI-SP | The São Paulo real estate broker council that publishes market surveys and transaction statistics. | We referenced their surveys to validate negotiation patterns and the gap between listing and closed prices. |
| SindusCon-SP | The São Paulo construction industry union that publishes the CUB construction cost index. | We used their construction cost data to estimate renovation expenses per square meter for different project scopes. |
| Caixa Econômica Federal | Brazil's largest mortgage lender and the primary bank for government housing programs like Minha Casa Minha Vida. | We referenced their mortgage rate information to explain how financing costs affect buyer purchasing power and negotiation leverage. |
| São Paulo Municipal Government | The official source for ITBI transfer tax rates and property-related regulations in Brazil's largest city. | We used their published tax rates to calculate closing costs for São Paulo property transactions. |
| Rio de Janeiro Municipal Government | The official source for property transfer taxes and regulations in Rio de Janeiro. | We referenced their tax schedules to ensure our closing cost estimates were accurate for Rio transactions. |
| UOL Economia | A major Brazilian business news outlet that covers real estate market trends and economic indicators. | We used their market reporting to validate recent price movement trends and understand market sentiment. |
| Valor Econômico | Brazil's leading financial newspaper with detailed coverage of real estate and economic policy. | We referenced their analysis to understand how macroeconomic factors like interest rates have affected housing demand. |
| InfoMoney | A financial news platform that covers Brazilian real estate investment and market analysis. | We used their market commentary to validate investment-oriented pricing trends in premium neighborhoods. |
| Brazilian Federal Government Portal | The official portal for federal regulations including property registration and documentation requirements. | We referenced notary and registry fee guidelines to ensure our transaction cost estimates were accurate. |
| Numbeo | A crowdsourced database of cost of living and property prices with global coverage including Brazilian cities. | We used their data as a secondary validation source to ensure our per-sqm estimates aligned with reported market levels. |
| Global Property Guide | An international property research platform that tracks residential prices and yields across countries. | We referenced their Brazil coverage to validate our price-per-sqm estimates and ensure international consistency in our methodology. |
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