Is it worth it buying property in Florianópolis in 2025?

Authored by the expert who managed and guided the team behind the Brazil Property Pack

Yes, the analysis of Florianópolis' property market is included in our pack

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Florianópolis. If you'd like to learn more about us, you can check our presentation page.

What kinds of properties are available to buy in Florianópolis right now?

Florianópolis offers a diverse range of residential properties for buyers in 2025.

The apartment market includes studio units to spacious 4+ bedroom apartments, available both in modern high-rise buildings and smaller boutique complexes throughout the city. These range from basic units in residential neighborhoods to luxury apartments with ocean views and premium amenities.

Single-family houses vary significantly, from simple traditional homes to luxury villas featuring multiple suites, private pools, and large lots. Many houses come with outdoor spaces that take advantage of the island's climate and natural beauty.

Beachfront and coastal properties represent the premium segment, particularly concentrated in upscale neighborhoods like Jurerê Internacional. These properties command higher prices due to their prime locations and direct beach access.

Gated communities have become increasingly popular, offering modern amenities, 24/7 security, and privacy. These developments often include recreational facilities like pools, gyms, and green spaces, appealing to families and security-conscious buyers.

Smart and sustainable buildings represent a growing trend, reflecting increased demand for modern, environmentally conscious living spaces with advanced technology integration.

Is it better to buy or rent if you plan to live there in 2025?

Buying property in Florianópolis makes more financial sense for long-term residents who can purchase without heavy financing.

Property values in Florianópolis rose 9.98% year-over-year through mid-2025, significantly outpacing inflation and suggesting continued appreciation potential. This trend, combined with limited land supply on the island, favors property ownership for wealth building over time.

However, Brazilian mortgage interest rates remain high at approximately 12.75% as of early 2025, making leveraged purchases expensive. Cash buyers or those with substantial down payments have a clear advantage in the current market environment.

Monthly rental costs for quality apartments in prime areas range from R$2,500-R$2,800 for one-bedroom units, with premiums for furnished and beachfront properties. Renting offers flexibility and suits those uncertain about their long-term commitment to the city.

It's something we develop in our Brazil property pack.

How have property prices changed over the past few years and what's the forecast for the next few years?

Florianópolis property prices have experienced significant growth, with current median apartment prices ranging from R$14,169-R$17,435 per square meter (approximately US$2,800-$3,400/m²).

Houses typically trade for R$9,865-R$11,229 per square meter, while beachfront and tech-adjacent areas command premium prices of R$15,000-R$20,000 per square meter. Some neighborhoods like Córrego Grande saw exceptional growth of up to 16% in a single year.

The 9.98% year-over-year price increase through mid-2025 significantly exceeded Brazil's national average and inflation rates, indicating strong local market fundamentals. This growth reflects sustained demand from tech professionals, digital nomads, and domestic buyers seeking quality of life improvements.

Price forecasts for 2026 and beyond suggest continued growth of 3-7% annually, driven by constrained island land supply, ongoing infrastructure development, and sustained demand from both domestic and international buyers.

The market's maturation means growth rates may moderate from recent peaks, but steady appreciation appears likely given Florianópolis's unique geographic constraints and growing economic importance.

What are the current real estate market trends and investor sentiment in Florianópolis?

Strong demand from tech professionals, digital nomads, and retirees drives current market dynamics in Florianópolis.

Infrastructure upgrades significantly boost the city's appeal, particularly the new ring road project improving access to western areas of the island. These developments support property values and attract new residents and businesses to previously less accessible neighborhoods.

Investor sentiment remains bullish for long-term property holding, with many viewing Florianópolis as undervalued compared to other major Brazilian coastal cities. The city's tech sector growth and remote work appeal create sustainable demand fundamentals.

However, short-term speculation carries higher risks due to elevated borrowing costs and market maturation. Successful investors focus on quality locations with strong rental demand rather than quick flipping strategies.

The market shows increasing sophistication, with buyers becoming more selective about locations, property quality, and long-term value potential rather than simply chasing price appreciation.

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What's the full step-by-step process for buying property there as a foreigner?

Foreigners can freely purchase most residential property in Florianópolis, with some restrictions on coastal and rural areas.

First, choose your target neighborhood and establish a realistic budget including all transaction costs. Research different areas thoroughly to understand pricing, amenities, and future development plans.

Next, appoint a reliable real estate agent with experience serving international clients. Look for agents who speak your language and understand cross-border transaction requirements.

Obtain a CPF (Brazilian tax identification number), which is essential for all property transactions. This process typically takes a few days and requires basic documentation.

Once you find a suitable property, make a formal offer through your agent. Successful offers usually require a deposit to demonstrate serious intent.

Conduct comprehensive legal checks to ensure the property has clear title, no outstanding debts, liens, or legal problems. Hire a qualified Brazilian lawyer specializing in real estate transactions.

Sign the purchase and sale agreement (Contrato de Compra e Venda) after all legal checks are complete. This contract outlines all terms, conditions, and payment schedules.

Pay the required deposit, typically 20-30% of the purchase price, as specified in the contract.

Arrange for the final transfer at a notary office (Cartório), where you'll make the final payment and complete all legal formalities.

Register the property in your name at the Real Estate Registry Office (Registro de Imóveis) to complete legal ownership transfer.

Where can you actually find properties for sale and which real estate agencies are the most reliable?

Multiple platforms and agencies serve the Florianópolis property market, offering different advantages for various buyer types.

International property portals like Properstar, Realtor.com, and Realestate.com.au provide broad market exposure and often include English-language support. JamesEdition specializes in luxury properties, while Rentberry covers rental and sale properties.

Established local agencies with strong reputations include Brognoli, Imobiliária Pedra Branca, Auxiliadora Predial, and Engel & Völkers. These agencies typically have deep local market knowledge and established professional networks.

International agencies can provide valuable bilingual support and assist with legal and financial processes that may be unfamiliar to foreign buyers. They often have partnerships with lawyers, banks, and other service providers.

It's something we develop in our Brazil property pack.

What kind of property can you get for different budgets?

What are the common mistakes buyers make when purchasing property in Florianópolis and how to avoid them?

The most critical mistake involves failing to verify property title and hidden debts before purchase.

Always hire a trusted Brazilian lawyer specializing in real estate to conduct thorough due diligence. This includes checking for outstanding property taxes, condo fees, utility bills, and any legal disputes or liens against the property.

Many buyers underestimate total transaction costs, which typically range from 4-8% of the purchase price. These include transfer taxes, notary fees, lawyer fees, and registration costs that can significantly impact your budget.

Choosing an unsuitable area without sufficient research leads to regret and financial losses. Spend significant time in target neighborhoods at different times of day and week to understand traffic, noise levels, amenities, and community character.

Ignoring condominium fees and ongoing maintenance costs creates budget problems. These fees can be substantial, especially for beachfront properties or complexes with extensive amenities like pools, gyms, and security services.

Misunderstanding local zoning laws and building regulations can limit future renovation or development options. Research what modifications are permitted and any restrictions that might affect your intended use of the property.

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's the cost of living like compared to other Brazilian cities or your home country?

Florianópolis cost of living exceeds most Brazilian cities but remains generally lower than Rio de Janeiro and São Paulo for many categories.

Housing costs are higher than the Brazilian average due to the island's geographic constraints and desirability. Rental and purchase prices reflect the premium location and quality of life benefits.

Groceries, transportation, and utilities cost moderately by Brazilian standards, though imported goods and some services carry premium pricing due to the island location.

Restaurants and nightlife can be expensive in tourist areas, particularly beachfront establishments and upscale districts like Jurerê Internacional. Local neighborhood restaurants offer more affordable options.

International expatriates often find the cost of living favorable compared to North American and European standards, but higher than other South American destinations like inland Brazilian cities or neighboring countries.

Which areas are the best to live in, including affordable spots, upcoming neighborhoods, and upscale districts, and what are their pros and cons?

What's daily life like as an expat in Florianópolis?

Daily life in Florianópolis centers around outdoor activities and a relaxed coastal lifestyle.

Beaches, hiking trails, and watersports form integral parts of most residents' routines. The island's natural beauty provides numerous recreational opportunities year-round, from surfing and sailing to mountain biking and rock climbing.

The dining and café scene offers vibrant variety, with everything from traditional Brazilian cuisine to international restaurants catering to the diverse expat community. Many establishments offer outdoor seating taking advantage of the pleasant climate.

Safety levels are notably good for Brazil, with significantly lower crime rates than major cities like Rio de Janeiro or São Paulo. This creates a more relaxed living environment where residents feel comfortable walking and cycling.

A growing international community of residents and digital nomads creates networking opportunities and social connections. Many expat groups organize regular events, business networking, and social activities.

The city offers excellent domestic air connections, quality healthcare services, and bilingual educational options for families. These amenities support comfortable long-term living for international residents.

If renting long-term, which areas should you target, what kind of tenants will you attract, what do they look for, how much rental income could you expect, and what yield is realistic?

Lagoa da Conceição, Campeche, Ingleses, and Centro offer the best opportunities for long-term rental investments targeting international tenants.

Typical tenants include working professionals, families, and digital nomads who prioritize reliable WiFi, parking availability, security features, and modern amenities. Many seek furnished or semi-furnished properties to avoid major setup costs.

Monthly rental income ranges from R$2,500-R$3,500 for quality 1-2 bedroom units in desirable areas, while luxury beachfront properties can command R$7,000+ monthly. Properties with premium amenities and locations generate higher rents.

Gross rental yields of 4-6% are realistic for well-located properties, with higher yields possible for smaller units or furnished properties in prime districts. Success depends on property condition, location, and professional management.

It's something we develop in our Brazil property pack.

If renting short-term, which areas work best, who are the typical guests, what returns can you expect, and what regulations do you need to know about?

Beachfront areas like Jurerê, Ingleses, Canasvieiras, along with Lagoa da Conceição and Campeche work best for short-term rentals.

Typical guests include Brazilian and international tourists, digital nomads on extended stays, and business travelers. Peak seasons bring families and vacationers, while off-seasons attract longer-term visitors seeking mild weather and remote work opportunities.

Annual revenue typically ranges from R$9,000-R$12,000 per property, with average daily rates around R$100 and occupancy rates averaging 43%. Premium properties in prime locations can significantly exceed these averages.

Short-term rentals are generally permitted in most areas, but property owners must check condominium association rules and obtain necessary city licenses. Some buildings restrict or prohibit short-term rentals, making due diligence essential.

Success requires professional management, quality furnishing, reliable WiFi, and responsive guest service. Marketing through multiple platforms and maintaining high guest ratings drive occupancy and pricing power.

Given all this, is buying in Florianópolis in 2025 worth it for living, for renting out, or for buying and reselling later at a higher price?

Buying property in Florianópolis for personal residence makes strong sense if you want lifestyle benefits and can purchase without over-leveraging.

The combination of rising property values, limited island land supply, and excellent quality of life creates compelling reasons for long-term residents to own rather than rent. Recent 9.98% price appreciation suggests continued wealth-building potential.

Rental investment opportunities show promise, particularly for premium long-term rentals and well-managed short-term properties. Rental yields of 4-6% combined with capital appreciation provide solid total returns for patient investors.

Reselling or flipping properties faces challenges from high transaction costs and transfer taxes, but good prospects exist for buyers willing to hold properties for several years. Focus on growing neighborhoods and quality properties rather than quick speculation.

Florianópolis appears likely to outperform most Brazilian real estate markets due to unique geographic constraints, growing tech sector appeal, and superior quality of life. However, careful due diligence remains critical, and price growth may moderate from recent peaks as the market matures.

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.

Sources

1. Realtor.com - Florianópolis Properties
2. JamesEdition - Jurerê Properties
3. Properstar - Florianópolis House Prices
4. Veles Club - Real Estate Analysis
5. The LatinvestoR - Price Forecasts
6. Global Property Guide - Brazil
7. The LatinvestoR - Market Trends
8. Rio Times - Market Analysis
9. AirROI - Rental Analysis
10. RealEstate.com.au - Florianópolis