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Real estate prices in Florianópolis have reached R$14,169 per square meter for apartments and R$9,863 per square meter for houses as of September 2025. The Brazilian coastal city offers property options ranging from affordable units outside the center to luxury beachfront homes exceeding R$25,000 per square meter in exclusive neighborhoods like Jurerê Internacional.
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Apartment prices in Florianópolis average R$14,169 per square meter, while houses cost R$9,863 per square meter on average.
Luxury beachfront properties command premium prices starting at R$20,000 per square meter in exclusive areas.
| Property Type | Average Price per m² | Typical Range |
|---|---|---|
| Apartments | R$14,169/m² | R$10,000 - R$18,000/m² |
| Houses | R$9,863/m² | R$7,000 - R$15,000/m² |
| Luxury Beachfront | R$22,500/m² | R$20,000 - R$25,000+/m² |
| Small Land Plots | R$186/m² | R$100 - R$400/m² |
| Development Land | R$2,000/m² | R$650 - R$4,000/m² |
| Monthly Condo Fees | R$1,000 | R$500 - R$4,000 |
| Closing Costs | 9% of price | 8% - 10% of price |
What's the average price per square meter for apartments in Florianópolis right now?
The average price per square meter for apartments in Florianópolis reaches R$14,169 as of September 2025.
Prime locations such as the city center and beachfront zones command significantly higher prices than this median figure. Newer developments with modern amenities also push prices above the average, particularly in neighborhoods like Trindade, Centro, and coastal areas.
Standard apartments in residential neighborhoods typically fall within the R$10,000 to R$18,000 per square meter range. The variation depends heavily on factors such as building age, amenities offered, proximity to beaches, and neighborhood infrastructure.
Luxury apartments in exclusive areas can exceed R$20,000 per square meter, especially those with ocean views or premium finishes. Budget-conscious buyers can find options below R$10,000 per square meter in developing neighborhoods or older buildings requiring renovation.
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What's the average price per square meter for houses in Florianópolis right now?
Houses in Florianópolis cost an average of R$9,863 per square meter as of September 2025.
This price point makes houses more affordable per square meter compared to apartments, offering better value for families seeking larger living spaces. The lower per-square-meter cost reflects the inclusion of land value and typically larger total areas.
Standard residential houses range from R$7,000 to R$15,000 per square meter depending on location and condition. Houses in central neighborhoods or those with large plots command higher prices, while properties in suburban areas offer more affordable options.
Luxury beachfront houses significantly exceed the average, often reaching R$20,000 to R$25,000 per square meter or more. These premium properties include extensive amenities, prime locations, and high-end finishes that justify the substantial price premium.
Houses requiring renovation or located in developing areas can be found below R$7,000 per square meter, presenting opportunities for buyers willing to invest in improvements.
How much does a typical one-bedroom apartment cost in the city center versus outside the center?
One-bedroom apartments in Florianópolis city center cost between R$700,000 and R$1,000,000, while similar units outside the center range from R$450,000 to R$700,000.
The city center premium reflects proximity to business districts, restaurants, cultural attractions, and public transportation. Central apartments offer walkability to major amenities but come with higher purchase prices and typically elevated monthly maintenance costs.
Outside the center, buyers access larger units for the same budget or similar-sized apartments at substantially lower prices. These areas often provide better parking availability, less traffic congestion, and access to newer residential developments with modern amenities.
The price difference between central and peripheral locations can reach R$300,000 for comparable one-bedroom units. This significant gap makes suburban areas attractive for first-time buyers or investors seeking better rental yields through lower acquisition costs.
How much does a typical three-bedroom apartment cost in the city center versus outside the center?
Three-bedroom apartments in Florianópolis city center range from R$1,500,000 to R$3,000,000, while those outside the center cost R$1,000,000 to R$2,000,000.
Central three-bedroom units target affluent families and professionals who prioritize location convenience over space efficiency. These properties often feature premium building amenities such as concierge services, fitness centers, and rooftop areas that justify higher prices.
Suburban three-bedroom apartments provide more space for the same budget, often including private parking, storage units, and access to family-friendly amenities like playgrounds and green spaces. The lower density development typical of outer areas also means less crowding and noise.
The substantial price gap of up to R$1,000,000 between central and peripheral three-bedroom apartments makes suburban options particularly attractive for growing families. Buyers can often secure larger units with better layouts and modern construction for significantly less money outside the center.
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How much does a typical two-bedroom house cost in the city center versus outside the center?
Two-bedroom houses in Florianópolis city center cost between R$1,300,000 and R$2,000,000, while those outside the center range from R$800,000 to R$1,200,000.
Central houses offer the rare combination of private outdoor space and urban convenience, making them highly sought after and expensive. These properties typically feature smaller lots but command premium prices due to their scarcity and location advantages.
Houses outside the center provide significantly more land area, garden space, and privacy for substantially lower prices. These properties often include driveways, larger outdoor areas, and the potential for expansion or customization that central properties cannot offer.
The R$500,000 to R$800,000 price difference between central and suburban two-bedroom houses represents substantial savings for buyers prioritizing space over location. Suburban houses also typically offer better long-term appreciation potential as neighborhoods develop infrastructure and amenities.
Buyers choosing suburban locations should factor in transportation costs and commute times, as these areas may require car ownership for convenient access to central business and entertainment districts.
What's the price range for luxury beachfront properties per square meter?
Luxury beachfront properties in Florianópolis start at R$20,000 per square meter and frequently exceed R$25,000 per square meter in exclusive areas like Jurerê Internacional.
These premium properties command substantial price premiums due to their direct beach access, unobstructed ocean views, and proximity to high-end amenities. Exclusive neighborhoods offer additional security, privacy, and prestige that wealthy buyers value highly.
The most expensive beachfront properties can reach R$30,000 per square meter or more when they include extensive amenities, private beach access, and architectural distinction. These ultra-luxury properties target international buyers and wealthy Brazilians seeking prestigious coastal residences.
Properties with partial ocean views or those located one or two blocks from the beach typically cost R$15,000 to R$20,000 per square meter. While still expensive, these options provide coastal lifestyle benefits at more accessible price points.
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What's the price range for small plots of land suitable for building a home?
Small plots of land suitable for building homes in Florianópolis cost a median of R$186 per square meter as of September 2025.
Basic residential lots in developing areas can occasionally be found for less than R$100 per square meter, particularly in neighborhoods lacking full infrastructure development. These affordable options require buyers to factor in utility connection costs and potential infrastructure delays.
Well-located plots in established neighborhoods typically range from R$200 to R$400 per square meter. These areas offer existing utilities, paved roads, and proximity to schools and services that justify higher land values.
Premium residential lots near beaches, in gated communities, or with superior views can exceed R$500 per square meter. These locations provide immediate access to amenities and ensure strong long-term value appreciation for custom home construction.
Buyers should verify zoning restrictions, building permits availability, and utility access before purchasing land, as these factors significantly impact total development costs and timelines.
What's the price range for large plots of land suitable for development?
Large development plots in Florianópolis range from R$650 to R$4,000 per square meter depending on size, location, and utility access.
| Plot Size | Price Range | Typical Use |
|---|---|---|
| 600-900 m² | R$600,000-R$3,700,000 | Small residential development |
| 1,000-2,000 m² | R$1,000,000-R$6,000,000 | Medium residential project |
| 2,000-5,000 m² | R$2,500,000-R$12,000,000 | Large residential complex |
| 5,000+ m² | R$5,000,000+ | Commercial/mixed development |
| Beachfront plots | R$3,000-R$8,000/m² | Luxury resort development |
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What's the average monthly condo fee for apartments in different neighborhoods?
Monthly condominium fees in Florianópolis typically range from R$500 to R$1,500 for standard apartments, rising to R$2,000 to R$4,000 for luxury buildings with extensive amenities.
Basic apartment buildings with minimal amenities charge R$500 to R$800 monthly for maintenance, security, and common area upkeep. These buildings typically offer essential services like cleaning, basic security, and elevator maintenance without premium features.
Mid-range developments with pools, fitness centers, and 24-hour security charge R$1,000 to R$2,000 monthly. These buildings provide lifestyle amenities that many residents value but require higher maintenance costs and staffing expenses.
Luxury buildings in exclusive neighborhoods command R$3,000 to R$4,000 monthly fees due to premium amenities such as concierge services, valet parking, spa facilities, and extensive common areas. These high-end developments target affluent residents who prioritize convenience and luxury services.
Beachfront and central location buildings typically charge premium fees regardless of amenity level due to higher property values, security requirements, and maintenance costs associated with prime locations.
What's the average property tax per year for a mid-size apartment and for a house?
Property tax (IPTU) for mid-size apartments in Florianópolis ranges from R$1,500 to R$3,500 annually, while houses typically cost R$3,000 to R$8,000 per year.
Mid-size apartments (75-120 square meters) in central or upscale neighborhoods fall within the R$2,000 to R$3,000 annual range for property tax. Smaller units in basic locations can pay below R$1,000 annually, while luxury apartments may exceed R$4,000.
Houses face higher property tax due to land ownership and larger total areas. Standard residential houses pay R$3,000 to R$6,000 annually, while larger or well-located properties reach R$8,000 or more in annual IPTU charges.
Luxury beachfront properties face significantly higher property tax burdens, potentially reaching R$15,000 to R$25,000 annually. These premium properties reflect their high assessed values in municipal tax calculations.
Property tax rates vary by neighborhood and property value, with municipalities adjusting assessments periodically to reflect market conditions and infrastructure improvements in different areas.
How much do buyers typically pay in closing costs and fees as a percentage of the purchase price?
Buyers in Florianópolis typically pay 8% to 10% of the purchase price in total closing costs and fees.
Transfer tax represents the largest component at 2% to 3% of the purchase price, paid to transfer legal ownership from seller to buyer. This mandatory tax applies to all property transactions regardless of financing method or property type.
Notary and public registry fees add another 2% to 3% of the purchase price for document preparation, verification, and official registration. These services ensure legal compliance and proper ownership documentation through Brazil's formal property registration system.
Legal representation costs 1% to 2% of the purchase price for attorney services throughout the transaction process. While not legally required, most buyers hire lawyers to navigate complex Brazilian property law and ensure proper due diligence.
Additional costs including bank fees for financing, mandatory insurance, and miscellaneous administrative expenses typically add 1% to 2% to the total transaction cost. These fees vary based on financing arrangements and specific property characteristics.
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How much does it usually cost to renovate a property per square meter in Florianópolis?
Property renovation in Florianópolis costs between R$2,500 and R$5,000 per square meter depending on finish level and property condition.
Basic modernization projects including painting, flooring updates, and bathroom/kitchen refreshing typically cost R$2,500 to R$3,500 per square meter. These renovations improve aesthetics and functionality without major structural changes or luxury finishes.
Comprehensive renovations with mid-range finishes, electrical and plumbing updates, and modern fixtures range from R$3,500 to R$4,500 per square meter. These projects transform properties to contemporary standards while maintaining reasonable cost control.
Luxury renovations with imported materials, high-end appliances, custom millwork, and premium finishes can reach R$5,000 per square meter or more. These projects create showcase properties with distinctive design elements and superior material quality.
Major structural work, foundation repairs, or properties requiring complete rebuilding can exceed R$6,000 per square meter. These extensive projects essentially create new properties within existing structures and require significant engineering and construction expertise.
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 offers diverse real estate investment opportunities ranging from affordable suburban apartments to luxury beachfront properties, with clear price differentials based on location and amenities.
Understanding total ownership costs including condo fees, property taxes, and renovation expenses helps buyers make informed decisions about their property investment in this growing Brazilian coastal city.
Sources
- Florianópolis Price Forecasts - The LatinVestor
- Florianópolis House Prices - Properstar
- Santa Catarina State Luxury Homes - Rio Times
- Luxury Houses Florianópolis - Properstar
- Land for Sale Florianópolis - Fazwaz
- Land Plots Florianópolis - Holprop
- International Land Sales - Realtor.com
- Florianópolis Property Market - The LatinVestor
- Cost of Living Florianópolis - Wise
- Living in Florianópolis Real Estate - Brazil Beach House