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Florianópolis house prices range from R$800,000 to over R$8 million depending on location and size.
The average price per square meter stands at R$12,000 citywide as of September 2025, with premium neighborhoods like Jurerê Internacional commanding over R$20,000/m² while affordable areas like Ingleses and Daniela offer properties from R$7,500/m². Beyond the purchase price, buyers should budget for property taxes (0.3-1.2% annually), notary fees (8-10% of purchase price), monthly utilities (R$300-600), and home insurance (R$1,000-3,500 yearly).
If you want to go deeper, you can check our pack of documents related to the real estate market in Brazil, based on reliable facts and data, not opinions or rumors.
House prices in Florianópolis vary dramatically by neighborhood, with entry-level properties starting at R$800,000 in affordable areas and luxury homes exceeding R$8 million in premium locations.
Total ownership costs including taxes, utilities, and insurance add approximately R$10,000-25,000 annually to your housing budget.
| House Type | Affordable Areas (R$) | Premium Areas (R$) |
|---|---|---|
| 2-bedroom house | 800,000 - 1,200,000 | 1,600,000 - 3,000,000+ |
| 3-bedroom house | 1,000,000 - 2,000,000 | 2,000,000 - 5,000,000+ |
| Price per m² | 7,500 - 8,500 | 12,000 - 20,000+ |
| Monthly utilities | 300 - 450 | 450 - 600 |
| Annual property tax | 4,000 - 10,000 | 10,000 - 18,000+ |
| Home insurance/year | 1,000 - 2,000 | 2,500 - 3,500 |
| Notary fees (% of price) | 8-10% | 8-10% |
What's the current average price per square meter for a house in Florianópolis?
The average price per square meter for houses in Florianópolis stands at R$12,000 as of September 2025.
This citywide average represents a comprehensive view across all neighborhoods, though actual prices vary significantly by location. The median price across current listings sits slightly lower at R$9,863/m² for houses specifically.
Premium neighborhoods like Jurerê Internacional command prices exceeding R$20,000/m², while central areas like Agronômica average around R$14,000/m² and Córrego Grande reaches approximately R$12,600/m². These upscale areas drive the citywide average higher due to their luxury amenities and prime locations.
More affordable neighborhoods including Ingleses, Daniela, and parts of Centro typically range from R$7,500 to R$8,500/m². These areas offer better value for money while still providing access to Florianópolis' lifestyle and amenities.
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How much does a typical two-bedroom house cost in different neighborhoods?
Two-bedroom houses in Florianópolis range from R$800,000 to over R$3 million depending on the neighborhood and property quality.
In affordable areas like Ingleses, Daniela, and parts of Centro, expect to pay between R$800,000 and R$1,200,000 for a standard two-bedroom house. These neighborhoods offer good value while maintaining access to beaches and city amenities.
Central and premium neighborhoods command significantly higher prices, with two-bedroom houses ranging from R$1,600,000 to R$3,000,000 or more. Areas like Jurerê Internacional, Agronômica, and Lagoa da Conceição fall into this category due to their prestigious locations and superior infrastructure.
Beachfront properties with two bedrooms in premium locations can exceed R$3 million, especially those with direct beach access or luxury amenities. The proximity to popular beaches and upscale dining significantly impacts pricing in these areas.
Property condition, age, and specific location within each neighborhood also influence pricing, with newer constructions and renovated homes commanding premium prices.
How much does a typical three-bedroom house cost in different neighborhoods?
Three-bedroom houses in Florianópolis typically cost between R$1 million and R$5 million, with premium properties exceeding this range.
In affordable residential areas, three-bedroom family homes range from R$1,000,000 to R$2,000,000. These properties in neighborhoods like Ingleses, Daniela, and some parts of Centro provide excellent value for families seeking space and comfort.
Central and premium neighborhoods see three-bedroom houses priced from R$2,000,000 to R$5,000,000. Areas like Agronômica, Córrego Grande, and parts of Lagoa da Conceição offer these mid-to-high-end properties with superior finishes and locations.
Luxury three-bedroom houses in exclusive areas like Jurerê Internacional can exceed R$5 million, particularly those with beachfront access, high-end finishes, or large lots. These properties often feature premium amenities like swimming pools, gardens, and modern architecture.
Standard family homes in residential districts typically cost around R$1.5 to R$2.5 million, representing the middle market for three-bedroom properties in Florianópolis.
What's the price range for houses in the most affordable areas?
The most affordable areas in Florianópolis offer houses ranging from R$800,000 to R$1,200,000 for entry-level properties.
Neighborhoods like Daniela, Ingleses, some parts of Centro, and Barra da Lagoa represent the most budget-friendly options with prices between R$7,500 and R$8,500 per square meter. These areas provide excellent value for first-time buyers or investors seeking affordable entry points.
Smaller houses under 100 square meters in these neighborhoods can be found for R$800,000 to R$900,000, making them accessible to local buyers and international investors with modest budgets. These properties often require some renovation but offer great potential for value appreciation.
Mid-sized family homes (120-150 square meters) in affordable areas typically cost between R$900,000 and R$1,200,000. These properties provide comfortable living space at reasonable prices compared to premium neighborhoods.
Even in affordable areas, beachfront or ocean-view properties command premium prices, often 30-50% above the neighborhood average due to their desirable locations and limited availability.
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What's the price range for houses in the most expensive areas?
The most expensive areas in Florianópolis feature houses ranging from R$3 million to over R$12 million for luxury properties.
Jurerê Internacional stands as the most exclusive neighborhood with prices ranging from R$12,000 to over R$20,000 per square meter. Luxury detached homes in this area typically start at R$3 million and can exceed R$8 million for beachfront properties with premium amenities.
Agronômica and Cacupé represent other high-end areas where houses range from R$2.5 million to R$6 million. These neighborhoods offer upscale living with excellent infrastructure and proximity to the city center while maintaining exclusivity.
Lagoa da Conceição's premium properties, particularly those with lagoon views or beachfront access, range from R$3 million to R$8 million. The area's natural beauty and vibrant lifestyle justify these premium prices.
Ultra-luxury beachfront estates in exclusive areas can reach R$12 million or more, featuring expansive lots, private beach access, luxury finishes, and architectural significance. These represent the pinnacle of Florianópolis real estate.
How much extra should I budget for property taxes each year?
Property taxes in Florianópolis typically range from 0.3% to 1.2% of the property's assessed value annually.
For most family homes, this translates to annual property tax bills between R$4,000 and R$18,000. The exact amount depends on your property's assessed value, location, and any applicable exemptions or surcharges.
A house valued at R$1.5 million would incur annual property taxes of approximately R$4,500 to R$18,000, depending on the specific tax rate applied by the municipality. Higher-value properties in premium locations typically face rates closer to the upper end of this range.
New property owners should budget approximately 1% of their property's value annually for property taxes as a safe planning figure. This accounts for potential increases in assessed values and tax rates over time.
Property taxes are paid through the IPTU (Imposto Predial e Territorial Urbano) system, and timely payment can often result in discounts, while late payment incurs penalties and interest charges.
How much are average monthly utility costs for a house there?
Monthly utility costs for houses in Florianópolis typically range from R$300 to R$600, depending on house size and usage patterns.
This total includes electricity, water, waste collection, and basic internet services. Electricity represents the largest component, especially during summer months when air conditioning usage increases significantly in the subtropical climate.
Smaller houses under 100 square meters generally incur utility costs around R$300 to R$400 monthly, while larger family homes (150+ square meters) can expect bills between R$450 and R$600 monthly. Houses with swimming pools or extensive outdoor lighting face higher electricity costs.
Water costs remain relatively modest, typically R$50 to R$120 monthly for residential properties. Waste collection fees are usually included in municipal taxes, while basic internet packages add R$80 to R$150 monthly depending on speed and provider.
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How much does home insurance usually cost per year?
Home insurance in Florianópolis typically costs between R$1,000 and R$3,500 annually, depending on property value, coverage level, and location.
Standard home insurance covering fire, theft, and natural disasters for a R$1.5 million property averages around R$1,500 to R$2,500 annually. Premium properties valued above R$3 million can expect insurance costs between R$2,500 and R$3,500 yearly.
Beachfront properties face higher insurance premiums due to increased exposure to weather-related risks and higher replacement costs. These properties may see insurance costs 20-30% above standard rates.
Comprehensive coverage including personal liability, temporary accommodation, and high-value contents protection increases annual premiums by R$500 to R$1,000. Many international buyers opt for enhanced coverage to protect their investment fully.
Insurance companies offer discounts for security systems, gated communities, and bundled policies, potentially reducing annual costs by 10-15% for qualified properties.
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How much should I expect to pay for notary and registration fees?
Notary and registration fees in Florianópolis typically amount to 8-10% of the total property purchase price.
This comprehensive fee structure includes the ITBI transfer tax, notary fees, registration costs, and miscellaneous legal expenses required to complete the property transfer. For a R$1.5 million property, expect to pay between R$120,000 and R$150,000 in total fees.
The ITBI (Imposto sobre Transmissão de Bens Imóveis) represents the largest component, typically ranging from 2-3% of the property value. Notary fees add another 1-2%, while registration and legal documentation account for the remaining costs.
International buyers may face additional costs for document authentication, translation services, and legal representation, potentially adding R$5,000 to R$15,000 to the total transaction costs.
These fees are typically paid at closing and should be factored into your total acquisition budget alongside the down payment and other initial costs. Some buyers negotiate with sellers to share certain fees, though this varies by transaction.
What's the average cost of furnishing a small, medium, and large house?
Furnishing costs in Florianópolis vary significantly based on house size and quality preferences, ranging from R$20,000 to over R$200,000.
| House Size | Basic Furnishing (R$) | Mid-Range Furnishing (R$) | Luxury Furnishing (R$) |
|---|---|---|---|
| Small (<60m²) | 20,000 - 30,000 | 35,000 - 50,000 | 50,000+ |
| Medium (80-120m²) | 40,000 - 60,000 | 70,000 - 120,000 | 120,000+ |
| Large (150m²+) | 60,000 - 100,000 | 120,000 - 200,000 | 200,000+ |
| Essential items only | 15,000 - 25,000 | 30,000 - 45,000 | 45,000+ |
| Including appliances | +15,000 - 25,000 | +25,000 - 40,000 | +40,000+ |
| Outdoor furniture | +5,000 - 10,000 | +10,000 - 20,000 | +20,000+ |
| Complete setup | Total base amounts | +30-50% premium | +100%+ premium |
Small houses under 60 square meters can be furnished adequately for R$20,000 to R$50,000, covering essential furniture, basic appliances, and necessary household items. This includes bedroom furniture, living room basics, kitchen essentials, and simple outdoor pieces.
Medium-sized houses (80-120 square meters) typically require R$40,000 to R$120,000 for complete furnishing. This covers multiple bedrooms, expanded living areas, full kitchen setups, and more comprehensive outdoor furniture for Brazil's outdoor lifestyle.
Large houses exceeding 150 square meters can cost R$60,000 to R$200,000 or more for full furnishing. These properties often feature multiple living areas, guest rooms, expanded outdoor spaces, and premium finishes that require higher-quality furniture to match the property's standard.
How much does it typically cost to renovate per square meter?
Renovation costs in Florianópolis range from R$2,500 to R$6,000 per square meter, with mid-range renovations averaging R$3,200 to R$4,500/m².
Basic renovations including fresh paint, flooring updates, and minor kitchen/bathroom improvements typically cost R$2,500 to R$3,500 per square meter. These renovations focus on cosmetic improvements and essential maintenance without major structural changes.
Mid-range renovations involving complete bathroom and kitchen overhauls, new flooring throughout, updated electrical and plumbing, and quality finishes cost between R$3,200 and R$4,500 per square meter. This level provides excellent value for modernizing older properties.
High-end renovations featuring luxury finishes, custom millwork, premium appliances, and comprehensive updates can exceed R$5,000 to R$6,000 per square meter. These renovations transform properties to luxury standards with designer elements and top-quality materials.
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How much does a mortgage cost per month for a standard house with a 20% down payment?
Monthly mortgage payments for a standard house in Florianópolis with a 20% down payment typically range from R$10,000 to R$15,000, depending on the property value and loan terms.
Current mortgage interest rates in Brazil average 10.9% to 11% annually as of September 2025. For a R$1.6 million house with a R$320,000 down payment (20%), the remaining R$1.28 million mortgage would cost approximately R$12,500 to R$13,500 monthly over a 30-year term.
A more affordable R$1 million property with a R$200,000 down payment would result in monthly payments of approximately R$7,800 to R$8,500 for the R$800,000 mortgage balance. These calculations include principal and interest but exclude property insurance and taxes.
Premium properties valued at R$2.5 million would require monthly payments of approximately R$19,000 to R$21,000 for the R$2 million mortgage balance after a 20% down payment. Higher-value properties may qualify for slightly better interest rates.
Borrowers should budget an additional R$500 to R$1,500 monthly for property taxes, insurance, and potential HOA fees, bringing total monthly housing costs significantly higher than the base mortgage payment.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Florianópolis presents a diverse housing market with options for every budget, from affordable R$800,000 entry-level properties to luxury R$8+ million beachfront estates.
Smart buyers should budget approximately 15-20% above the purchase price for transaction costs, initial furnishing, and first-year expenses to ensure a smooth property acquisition process.
Sources
- The LatinVestor - Florianópolis Real Estate Market
- The LatinVestor - Florianópolis Price Forecasts
- Properstar - Florianópolis House Prices
- The LatinVestor - Florianópolis Property Guide
- Brazil Beach House - Florianópolis Guide
- The LatinVestor - Property Investment Florianópolis
- Wise - Cost of Living Florianópolis
- George International - House Furnishing Costs
- HomeGuide - Furnishing Cost Guide
- The Global Economy - Brazil Mortgage Rates