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SUMMARY
We analyzed condo rental yields in Curitiba, as of 2026, for residential condo buyers, using the raw dataset provided and the methodology explained below.
Using this work, we built a practical view of current condo purchase prices, estimated monthly rents, gross rental yields, and realistic net rental yields across Curitiba neighborhoods.
The article is designed for foreign individual buyers who want to understand the real income potential of buying a condo in Curitiba, not just the headline rent number.
We update this research regularly, so the figures should be read as a current Curitiba condo yield snapshot for May 2026.
The main finding is clear: Rebouças, Portão, Centro, Vila Izabel, Água Verde, and Mercês offer the strongest rental-income case in the Curitiba condo market.
Rebouças is the strongest modeled yield area in the dataset. Its 1-bedroom condo is estimated at R$351,000, rents for about R$2,170 per month, and produces about 7.4% gross yield and 5.8% net yield.
Portão also looks attractive because entry prices remain low while rental demand is broad. A modeled 1-bedroom condo costs about R$337,000, rents for about R$1,970 per month, and produces about 5.6% net yield.
Batel and Ecoville are the weakest areas for pure rental income. They are desirable places to live, but high purchase prices and building costs compress net yields to about 3.3% to 3.7% in the modeled 1-bedroom segment.
Curitiba 1-bedroom condos usually offer the best balance of entry price, rent, liquidity, tenant depth, and net yield. Studios can work well, but turnover risk can reduce the advantage, while 2-bedroom condos are usually more stable than efficient.
For a beginner foreign buyer, the safest Curitiba condo strategy is to compare net yield, building quality, condo fees, vacancy risk, tenant demand, and resale liquidity together. A cheap condo is not automatically a good yield asset.
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Condo rental yields in Curitiba in 2026
This table compares condo rental yields in Curitiba by neighborhood and unit type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studio condos, 1-bedroom condos, and 2-bedroom condos.
The table should be read with a condo investor mindset. Gross yield compares rent with price, while net yield is more useful because it reflects vacancy, leasing friction, ordinary owner maintenance, insurance, small reserve allowance, and owner exposure to extraordinary condominium expenses.
Finally, please note you'll find much more detailed data in our real estate pack about Curitiba.
| Neighborhood | Studio condo average purchase price | Studio condo average monthly rent | Studio condo gross rental yield | Studio condo net rental yield | 1-bedroom condo average purchase price | 1-bedroom condo average monthly rent | 1-bedroom condo gross rental yield | 1-bedroom condo net rental yield | 2-bedroom condo average purchase price | 2-bedroom condo average monthly rent | 2-bedroom condo gross rental yield | 2-bedroom condo net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Alto da Glória | R$329,000 | R$1,620 | 5.9% | 4.5% | R$459,000 | R$2,260 | 5.9% | 4.6% | R$618,000 | R$2,900 | 5.6% | 4.5% |
| Água Verde | R$329,000 | R$1,660 | 6.0% | 4.6% | R$459,000 | R$2,310 | 6.0% | 4.7% | R$618,000 | R$2,960 | 5.8% | 4.5% |
| Batel | R$487,000 | R$1,900 | 4.7% | 3.3% | R$679,000 | R$2,650 | 4.7% | 3.4% | R$914,000 | R$3,400 | 4.5% | 3.3% |
| Bigorrilho | R$370,000 | R$1,760 | 5.7% | 4.3% | R$515,000 | R$2,460 | 5.7% | 4.4% | R$694,000 | R$3,150 | 5.4% | 4.2% |
| Cabral | R$370,000 | R$1,660 | 5.4% | 4.0% | R$515,000 | R$2,310 | 5.4% | 4.1% | R$694,000 | R$2,960 | 5.1% | 3.9% |
| Centro | R$286,000 | R$1,660 | 7.0% | 5.1% | R$398,000 | R$2,310 | 7.0% | 5.2% | R$536,000 | R$2,960 | 6.6% | 5.0% |
| Centro Cívico | R$353,000 | R$1,690 | 5.7% | 4.3% | R$491,000 | R$2,360 | 5.8% | 4.4% | R$662,000 | R$3,030 | 5.5% | 4.2% |
| Cristo Rei | R$326,000 | R$1,620 | 6.0% | 4.5% | R$454,000 | R$2,260 | 6.0% | 4.6% | R$612,000 | R$2,900 | 5.7% | 4.4% |
| Ecoville | R$420,000 | R$1,790 | 5.1% | 3.7% | R$585,000 | R$2,500 | 5.1% | 3.7% | R$788,000 | R$3,210 | 4.9% | 3.6% |
| Jardim Botânico | R$353,000 | R$1,660 | 5.6% | 4.2% | R$491,000 | R$2,310 | 5.6% | 4.3% | R$662,000 | R$2,960 | 5.4% | 4.1% |
| Juvevê | R$376,000 | R$1,720 | 5.5% | 4.1% | R$524,000 | R$2,410 | 5.5% | 4.2% | R$706,000 | R$3,090 | 5.2% | 4.0% |
| Mercês | R$302,000 | R$1,520 | 6.0% | 4.6% | R$421,000 | R$2,120 | 6.0% | 4.7% | R$567,000 | R$2,720 | 5.7% | 4.5% |
| Portão | R$242,000 | R$1,410 | 7.0% | 5.5% | R$337,000 | R$1,970 | 7.0% | 5.6% | R$454,000 | R$2,530 | 6.7% | 5.4% |
| Rebouças | R$252,000 | R$1,550 | 7.4% | 5.7% | R$351,000 | R$2,170 | 7.4% | 5.8% | R$473,000 | R$2,780 | 7.1% | 5.6% |
| Vila Izabel | R$286,000 | R$1,520 | 6.4% | 4.9% | R$398,000 | R$2,120 | 6.4% | 5.0% | R$536,000 | R$2,720 | 6.1% | 4.9% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Curitiba?
The best net-yield neighborhoods among livable Curitiba areas are Rebouças, Portão, Centro, Vila Izabel, Água Verde, and Mercês.
These areas combine realistic tenant demand with modeled net yields that are strong enough to matter after normal owner costs.
Rebouças is the strongest example in the dataset. Its modeled net yields are 5.7% for studio condos, 5.8% for 1-bedroom condos, and 5.6% for 2-bedroom condos.
Portão is also compelling because the entry price is low. A modeled 1-bedroom condo costs about R$337,000, rents for about R$1,970 per month, and produces about 5.6% net yield.
Água Verde is less aggressive, but it is easier for a beginner buyer to understand. A modeled 1-bedroom condo costs about R$459,000, rents for about R$2,310 per month, and nets roughly 4.7%.
The honest interpretation is that Rebouças and Centro offer stronger income, but they require careful building selection. Água Verde and Vila Izabel give lower yields but better livability, liquidity, and tenant depth.
Where can I find condos with above-average yields and below-average entry prices in Curitiba?
The clearest Curitiba neighborhoods with above-average yields and below-average entry prices are Rebouças, Portão, Centro, Vila Izabel, and Mercês.
These neighborhoods sit below the city’s premium price bands, but still attract renters who want practical access to central Curitiba and daily services.
A modeled 1-bedroom condo in Rebouças costs about R$351,000 and nets 5.8%. A modeled 1-bedroom condo in Portão costs about R$337,000 and nets 5.6%.
Those numbers are very different from Batel. A modeled Batel 1-bedroom condo costs about R$679,000 and nets only 3.4%, even though the monthly rent is much higher at about R$2,650.
The price discount in Rebouças and Portão exists for local reasons. Rebouças is more mixed by street and building, while Portão is less prestigious than Batel, Bigorrilho, or Ecoville.
For a beginner, the best value is not simply the cheapest condo. It is a clean, well-managed 1-bedroom condo in Portão, Vila Izabel, Rebouças, or Mercês, bought at a price where monthly condo costs do not destroy the net yield.
Where does the rent level justify the condo purchase price most clearly in Curitiba?
The rent level most clearly justifies the condo purchase price in Rebouças, Portão, Centro, Água Verde, and Vila Izabel.
These areas show the best rent-to-price relationship in the modeled Curitiba condo dataset.
Rebouças is the strongest numerical case. The modeled 1-bedroom condo rent is R$2,170 per month against a purchase price of R$351,000, producing 7.4% gross yield and 5.8% net yield.
Portão is similar but slightly more residential. The modeled 1-bedroom condo rent is R$1,970 per month against R$337,000, producing 7.0% gross yield and 5.6% net yield.
Água Verde is more expensive, but still rational. A modeled 1-bedroom condo costs R$459,000, rents for R$2,310, and nets 4.7%, which is healthier than Batel or Ecoville.
Batel is the opposite signal. Tenants pay high rents, but buyers pay even higher prices, so the modeled 1-bedroom condo net yield falls to only 3.4%.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Curitiba?
The best Curitiba neighborhoods for stable rental income rather than maximum yield are Água Verde, Bigorrilho, Cabral, Juvevê, Centro Cívico, and Vila Izabel.
These areas are not always the highest-yielding areas, but tenant demand is broader and resale liquidity is usually easier to understand.
Água Verde is the best balance in the dataset. Its modeled 1-bedroom condo net yield is 4.7%, which is lower than Rebouças, but the tenant pool is deeper and more stable.
Bigorrilho and Juvevê are also stability choices. Their modeled 1-bedroom net yields are around 4.4% and 4.2%, which is not aggressive but can be more predictable.
Centro Cívico works for tenants who want access to public institutions, offices, and central services. It is less lifestyle-driven than Batel, but more predictable than weaker speculative locations.
The trade-off is simple. Stable Curitiba income often means accepting 1 to 1.5 percentage points less net yield than Rebouças or Portão, which can be worth it if it reduces vacancy and resale risk.
Which condo type gives the best return for the lowest total investment in Curitiba?
The best Curitiba condo type for the lowest total investment is usually the 1-bedroom condo.
Studio condos can show strong gross yields, but 1-bedroom condos usually give the better mix of rent, liquidity, tenant depth, and lower turnover.
Across the modeled neighborhoods, 1-bedroom condos often have the highest or joint-highest net yield. In Rebouças, the modeled 1-bedroom condo nets 5.8%, slightly above the studio at 5.7%.
In Portão, the 1-bedroom condo nets 5.6%, above the studio at 5.5%. The 1-bedroom format is also easier to rent to a wider mix of single professionals and couples.
Studio condos need less capital. A modeled studio in Portão costs R$242,000, while a modeled 1-bedroom condo costs R$337,000, but studios can have more tenant turnover.
Two-bedroom condos are more stable but less efficient. They rent for more in absolute reais, but purchase prices and building costs usually rise faster than rent.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Curitiba?
The Curitiba neighborhoods that combine strong rental income with lower vacancy risk are Água Verde, Bigorrilho, Juvevê, Cabral, Centro Cívico, and Cristo Rei.
These areas combine acceptable rents with renter depth, better livability, and stronger resale liquidity.
Água Verde has a modeled 1-bedroom condo rent of R$2,310 per month and a net yield of 4.7%. The bigger advantage is that the renter base is wider than in luxury-only neighborhoods.
Bigorrilho has modeled 1-bedroom rent of R$2,460 and 4.4% net yield. It is not the highest-yield option, but it attracts tenants who want a central-west location without Batel pricing.
Cabral and Juvevê are stronger for 2-bedroom stability than maximum yield. Their modeled 2-bedroom condo net yields are 3.9% and 4.0%, but family-renter demand can be more durable.
The practical takeaway is that high rent alone is not enough. Batel and Ecoville command high rents, but their tenant pools are narrower and their purchase prices compress income returns.
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Which areas look overpriced relative to their rental income in Curitiba?
The areas that look most overpriced relative to rental income in Curitiba are Batel and Ecoville, with Cabral and Juvevê also looking expensive if the goal is yield only.
These are good neighborhoods, but the rental-income case is weaker than the lifestyle case.
Batel is the clearest example. A modeled 1-bedroom condo costs R$679,000, rents for R$2,650 per month, and nets only 3.4%.
Ecoville is also yield-compressed. A modeled 1-bedroom condo costs R$585,000, rents for R$2,500 per month, and nets 3.7%.
The local reason is simple. Batel prices include prestige, restaurants, shopping, walkability, and luxury appeal, while Ecoville prices include newer buildings, amenities, parking, towers, and perceived security.
These areas are not bad places to live. They are weak choices for a beginner whose main goal is rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Curitiba?
A beginner should be cautious with Centro, parts of Rebouças, and lower-quality older buildings in Portão, even when the headline rental yield looks attractive.
The issue is not the rent-to-price ratio. The issue is the risk behind the yield.
Centro has modeled 1-bedroom net yield of 5.2%, which is strong. But many buildings are older, parking can be limited, and common areas or façades may need capital work.
Rebouças has the best modeled numbers, but the neighborhood is uneven. A modern, well-managed building near services can work very well, while a poorly managed older building can turn a 5.8% modeled net yield into a maintenance problem.
Portão is attractive, but buyers must avoid buildings where condominium expenses are too high relative to rent. A R$1,970 monthly rent does not help much if owner costs and reserve calls absorb the income.
The rule in Curitiba is simple. High yield is credible only when the building is liquid, safe, maintained, and easy to rent.
Which neighborhoods look risky even though the rental yield is high in Curitiba?
The high-yield but higher-risk Curitiba neighborhoods are Centro and Rebouças, followed by selected lower-cost stock in Portão and Mercês.
These areas can work, but they require sharper unit selection than beginner buyers often expect.
Rebouças has modeled net yields near 5.6% to 5.8%, the best range in the table. The risk is building quality, street-by-street perception, and resale liquidity for older units.
Centro also looks strong, with modeled net yields around 5.0% to 5.2%. The risk is higher tenant turnover, older condominium stock, and more variation in tenant profile.
Portão is safer than Centro in many cases, but low prices can hide weak layouts, dated buildings, poor light, limited parking, or high maintenance costs.
A safer alternative is Água Verde or Vila Izabel. You sacrifice some yield, but the tenant base and resale market are easier for a foreign individual buyer to understand.
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What neighborhoods should I avoid when buying a rental condo in Curitiba?
For a beginner rental-condo investor, the avoid list is Batel for yield, Ecoville for net return, weak older Centro buildings, and poorly managed Rebouças buildings.
The issue is not that these neighborhoods are bad. The issue is that their risk-return profile is harder.
Avoid Batel if your main goal is rental yield. The modeled Batel 1-bedroom condo net yield is only 3.4%, even though the rent is high.
Avoid Ecoville if the condominium fee is heavy. The modeled 1-bedroom condo net yield is 3.7%, and high-amenity buildings can have recurring costs that reduce net return further.
Avoid weak Centro buildings if they lack parking, have tired common areas, or need major repairs. Centro yield can be attractive, but resale and maintenance risks are real.
Avoid Rebouças only when the building is poor. Good Rebouças condos can be excellent income assets, while bad ones can look cheap for a reason.
Which neighborhoods are seeing rental demand weaken, and why, in Curitiba?
The clearest weakening risk in Curitiba is not a whole-neighborhood collapse, but specific product weakness in luxury Batel, high-fee Ecoville, and older Centro stock.
Demand is still present, but rent growth may not justify the price or cost base in those segments.
The raw dataset notes that Curitiba rents rose 9.36% over 12 months to March 2026, so the citywide rental market was not weak overall.
The problem is that Curitiba’s citywide gross yield was only 4.74%, which means purchase prices remain high relative to rent in several areas.
In Batel, the issue is affordability. Tenants like the area, but purchase prices are so high that rent has difficulty keeping up.
In Ecoville, the issue is competition among newer buildings and high carrying costs. Tenants may pay for amenities, but owners pay too.
Which neighborhoods are seeing new developments that could create stronger rental demand in Curitiba?
The Curitiba neighborhoods most likely to benefit from development and mobility investment are Portão, Água Verde, Rebouças, Centro Cívico, Cristo Rei, and parts of the Inter 2 corridor.
The key is whether new infrastructure creates tenant demand, not just more competing condo supply.
The Novo Inter 2 project is relevant because the city describes it as requalifying more than 38 km of roads, improving links across 28 neighborhoods, and serving about 181,000 passengers per day.
Portão is one of the most interesting yield neighborhoods connected to this logic. Better mobility can support renter demand without immediately moving the area into Batel-style pricing.
Rebouças can benefit from central access and urban renewal, but it also faces supply and building-quality variation. Infrastructure does not fix a weak condominium.
The best opportunity is where rents improve before purchase prices fully re-rate. For a beginner buyer, that means watching transport-linked areas where the condo itself is still clean, liquid, and easy to rent.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Curitiba?
Portão, Água Verde, Rebouças, Cristo Rei, and Centro Cívico are the Curitiba neighborhoods where transport and infrastructure improvements most support renter appeal.
The impact is strongest for studios and 1-bedroom condos because these tenants are usually more commute-sensitive.
The Novo Inter 2 project matters because it improves cross-city mobility, not only access into Centro. The corridor upgrades cover more than 38 km and affect 28 neighborhoods.
Portão is the most interesting for yield. Its modeled 1-bedroom condo net yield is 5.6%, and transport improvements can help maintain demand.
Água Verde is the safer version. The modeled 1-bedroom condo net yield is 4.7%, but liquidity and livability are stronger.
Rebouças benefits from centrality, but the investor must separate good buildings from tired stock. Infrastructure can improve tenant demand, but it cannot compensate for poor condominium management.
Which neighborhoods have become less attractive for condo investors over the last 12 months in Curitiba?
The neighborhoods that have become less attractive for yield-focused Curitiba condo investors are Batel, Ecoville, and some premium family zones like Cabral and Juvevê.
They remain desirable, but their rental-income case is weaker than their lifestyle case.
The dataset notes that Curitiba rents rose 9.36% over 12 months to March 2026, while sale prices rose 5.92% over the same period.
That sounds positive for yields, but the citywide gross yield was still only 4.74%. The real signal is that prices remain high relative to rent in expensive neighborhoods.
Batel’s modeled net yield is only 3.3% to 3.4% across the three condo types. Even good rent growth does not overcome the purchase-price premium.
Ecoville’s modeled net yield is 3.6% to 3.7%. Newer buildings, amenities, and parking support rents, but also increase purchase prices and recurring costs.
Cabral and Juvevê are not bad investments. They are simply better for conservative long-term ownership than for maximum rental income.
Which condo types are becoming harder to rent in Curitiba, and in which neighborhoods?
The Curitiba condo type most at risk of becoming harder to rent is the expensive studio or small 1-bedroom condo in high-priced, high-fee buildings, especially in Batel, Ecoville, and weaker Centro buildings.
The problem is not small size by itself. The problem is rent level versus tenant budget.
The raw data notes that 1-bedroom units had the strongest sale-price movement and the highest rental-yield category nationally, but Curitiba’s citywide yield remained low at 4.74%.
That means small condos can be liquid in Curitiba, but only if they are bought at the right price.
Studios in Batel can be expensive to buy and expensive to rent. They appeal to single professionals and short-stay tenants, but the rent must compete with larger 1-bedroom condos in nearby areas.
Two-bedroom condos can be harder in Ecoville if the total monthly cost becomes too high after rent, condominium fee, parking, and utilities.
The most durable Curitiba rental product remains the practical 1-bedroom condo in a liquid building, especially in Água Verde, Rebouças, Portão, Vila Izabel, and Centro Cívico.
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INSIGHTS
These insights are drawn from the Curitiba condo rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential condo to rent out.
You’ll find even more insights in our our real estate pack about Curitiba.
- Rebouças has Curitiba’s strongest modeled net yields, but building selection matters more than neighborhood prestige. The area works best when the condo is clean, well managed, and easy to rent.
- Portão beats many central Curitiba areas because entry prices remain low while rental demand is broad. The modeled 1-bedroom condo net yield of 5.6% is one of the clearest income signals in the dataset.
- Batel is excellent to live in, but weak for Curitiba rental-income investors. The modeled 1-bedroom condo net yield of 3.4% shows that high rent does not always offset high purchase price.
- Curitiba studios can produce high gross yields, but turnover reduces their net advantage. For beginner buyers, a practical 1-bedroom condo is often easier to underwrite.
- Curitiba 1-bedroom condos are the best balance of price, rent, liquidity, and tenant depth. They usually attract a wider renter pool than studios while remaining more efficient than 2-bedroom condos.
- Centro yields well, but Curitiba investors must price in vacancy and older-building maintenance. A strong spreadsheet yield can weaken quickly if elevators, façades, parking, or common areas need work.
- Água Verde gives Curitiba buyers a rare mix of livability, liquidity, and above-average net yield. It is not the highest-yield area, but it is one of the most beginner-friendly areas.
- Ecoville rents are high, but purchase prices and condo costs compress net yield. The area may fit lifestyle or capital-preservation buyers better than income-first investors.
- Vila Izabel looks quietly efficient for Curitiba investors seeking lower entry prices. It does not have the strongest brand name, but the modeled yields are attractive relative to its risk profile.
- Bigorrilho is safer than higher-yield areas, but returns are closer to mid-market. That can still be useful if the buyer values tenant quality and resale liquidity.
- Portão and Rebouças outperform Batel by roughly two net-yield points in this model. That gap is large enough for a foreign buyer to treat neighborhood choice as a central investment decision.
- Curitiba 2-bedroom condos offer stability, not the highest yield. They can suit families and longer stays, but they are usually less efficient for pure rental income.
- Centro Cívico works better for stable tenants than maximum Curitiba yield. Its appeal comes from institutions, offices, and central services rather than a bargain purchase price.
- Juvevê and Cabral are better family-renter markets than studio-yield markets. They can be sensible for conservative owners, but they are not the strongest income plays.
- Curitiba’s citywide yield is low versus many Brazilian peers, so neighborhood selection is unusually important. A buyer who chooses poorly can end up with a good apartment and a weak investment.
- The gap between gross yield and net yield is the most important condo lesson in this market. Vacancy, leasing fees, maintenance, insurance, and extraordinary condominium expenses can materially reduce the income a buyer actually keeps.
- A high-yield Curitiba condo is credible only when the building risk is controllable. Good location, manageable fees, low maintenance risk, and tenant depth matter as much as the rent itself.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Curitiba neighborhoods, we built our own dataset manually from the ground up. We did not reuse a third-party yield dataset.
For each neighborhood and condo type covered in the tracker, we manually researched current residential sale and rental listings across major Brazilian real estate platforms such as ZAP Imóveis, QuintoAndar, and Imovelweb.
First, we collected sale listings for each Curitiba neighborhood and property type. We then cleaned the sample and kept only reasonably comparable condos based on location, property type, size, condition, and listing quality.
Duplicate listings, luxury outliers, distressed assets, serviced-style offers, incomplete listings, unrealistic asking prices, and clearly non-comparable properties were removed. This is important because one unusual listing can distort the yield estimate for a small condo segment.
For purchase prices, we used the median price as the main reference where possible. We used the average only when the sample was clean enough and the comparable listings were not distorted by extreme luxury or distressed units.
We then built the rental side of the dataset separately. For the same neighborhood and condo type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and condo type to estimate gross rental yield. Gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we did not apply one flat discount to every condo. The deduction was adjusted by neighborhood and condo type because a small central studio, a practical 1-bedroom condo, and a larger 2-bedroom condo do not have the same vacancy risk, maintenance burden, fee exposure, or tenant profile.
When available, we paid attention to the costs and risks that matter for condo owners: condominium fees, maintenance costs, reserve needs, insurance, leasing costs, vacancy risk, management friction, repairs, special assessments, building condition, tenant depth, and resale liquidity.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are central to the work, and they are also what you will find in our real estate pack about Curitiba.
