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What is the price per square meter in Brasília?

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

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

As of September 2025, the average price per square meter in Brasília stands at R$12,000, representing a 4.7% increase from the previous year. Brasília's property market continues to outperform the national average, with prime neighborhoods like Lago Sul and Noroeste commanding prices up to R$18,000 per square meter, while more affordable areas start from R$6,000 per square meter.

The capital's real estate market shows strong fundamentals driven by government employment, urban development projects, and limited land supply in central areas. Neighborhoods like Águas Claras and Guará are experiencing the fastest price growth at 8-12% annually, making them attractive for both investors and first-time buyers.

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.

How this content was created 🔎📝

At The LatinVestor, we explore the Brazilian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Brasília, São Paulo, and Rio de Janeiro. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What's the current average price per square meter in Brasília right now?

As of September 2025, the average price per square meter in Brasília is R$12,000.

This figure represents a solid 4.7% increase from the previous year, demonstrating the capital's resilient property market. The price reflects strong demand driven by government employment, limited land supply in central areas, and ongoing urban development projects.

Brasília's property market significantly outperforms Brazil's national average of R$8,300 per square meter, making it one of the country's most expensive real estate markets. The premium is justified by the city's status as the federal capital, stable employment from government sectors, and well-planned urban infrastructure.

Current market conditions show steady demand across all property types, with particular strength in central neighborhoods and emerging growth areas. The average price encompasses both luxury developments in prime locations and more affordable housing in satellite cities.

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

How has the price per square meter in Brasília changed over the past 12 months?

Brasília's property prices have increased by approximately 4.7% over the past 12 months ending in September 2025.

This growth rate demonstrates moderate but consistent appreciation, with some neighborhoods significantly outperforming the city average. Águas Claras and Guará have recorded the strongest growth at 8-12% annually, while luxury areas like Lago Sul have maintained steady 5-7% appreciation.

The real price change, adjusted for inflation, shows a slight decrease of 0.79%, indicating that while nominal prices have risen, purchasing power has remained relatively stable. This suggests a healthy market correction rather than speculative bubbles.

Government incentives, particularly the "Minha Casa, Minha Vida 3.0" program, have supported demand throughout the period. However, high interest rates with the Selic rate at 14.75% have moderated price growth compared to previous years when credit was more accessible.

The luxury segment has shown particular resilience, with prime neighborhoods maintaining strong demand from high-income buyers and government officials who prefer central locations near administrative centers.

What's the average price per square meter in each neighborhood of Brasília?

Brasília's neighborhoods show significant price variation, ranging from R$6,000 in peripheral areas to R$18,000 in luxury districts.

Neighborhood Average Price per m² (R$) Market Characteristics
Lago Sul Up to R$18,000 Luxury lakefront, diplomatic residences
Lago Norte Up to R$15,000 Prime residential, high-end condos
Noroeste Up to R$18,000 Newest premium sector, modern developments
Asa Norte R$14,800+ Central Pilot Plan, commercial hub
Asa Sul R$14,600+ Central Pilot Plan, cultural district
Águas Claras R$11,000 Fast-growing, young professionals
Guará R$11,000 Established residential, good infrastructure
Samambaia R$6,000-8,000 Affordable, satellite city
Ceilândia R$6,000-8,000 Largest satellite city, growing market

Which neighborhoods in Brasília have seen the biggest price increases recently?

Águas Claras leads Brasília's price growth with a projected 12% annual increase, making it the fastest-appreciating neighborhood in the capital.

Guará follows closely with 8-12% annual growth, driven by its strategic location and improving infrastructure. The neighborhood benefits from proximity to central areas while offering more affordable entry points than premium districts.

The Pilot Plan neighborhoods of Asa Sul and Asa Norte continue showing strong appreciation of 5-7% annually, supported by their central location and limited new supply. These areas benefit from being the heart of government activity and commercial development.

Noroeste, despite already commanding premium prices, maintains robust growth due to its status as Brasília's newest planned sector with modern amenities and sustainable development features.

These growth patterns reflect a broader trend where emerging neighborhoods with good infrastructure attract young professionals and first-time buyers, while established premium areas maintain their value through scarcity and prestige.

Which neighborhoods in Brasília have seen the biggest price drops recently?

Brasília's central neighborhoods have not experienced significant price drops, with the market showing overall resilience across prime and secondary locations.

Price reductions are primarily found in individual properties rather than neighborhood-wide trends, typically representing motivated sellers or properties requiring renovation. These opportunities can be found through specific listing platforms that track price drop properties.

Peripheral areas and some satellite cities may experience modest price corrections of 2-3%, but these represent market normalization rather than concerning declines. Areas with limited infrastructure development or poor transportation links to central Brasília tend to show weaker performance.

Some older developments in established neighborhoods may see relative price stagnation compared to newer projects, creating opportunities for buyers seeking renovation projects or value investments.

The absence of major price drops reflects Brasília's stable employment base and consistent demand from government workers and federal contractors who provide a steady buyer pool regardless of broader economic conditions.

What's the highest price per square meter currently listed in Brasília?

The highest prices per square meter in Brasília reach up to R$18,000, found in ultra-luxury developments in Lago Sul, Noroeste, and select Asa Norte properties.

Lago Sul commands these premium prices due to its exclusive lakefront location, diplomatic residences, and proximity to high-end amenities. Properties here often feature large lots, private access to Lake Paranoá, and architectural significance.

Noroeste's newest luxury developments also reach R$18,000 per square meter, justified by cutting-edge sustainable design, smart building technology, and modern urban planning that includes green corridors and mixed-use development.

Premium penthouses and diplomatic-quality residences in central Asa Norte can achieve similar pricing, particularly those with superior finishing, security features, and proximity to government headquarters.

These ultra-high prices represent less than 5% of the total market but indicate strong demand among Brazil's political and business elite for exclusive Brasília properties.

What's the lowest price per square meter currently listed in Brasília?

The lowest prices per square meter in Brasília start from R$6,000-8,000, found primarily in satellite cities like Ceilândia, Samambaia, and other peripheral administrative regions.

Ceilândia, as Brazil's largest satellite city, offers the most affordable options with basic apartments and houses starting around R$6,000 per square meter. Despite lower prices, the area is experiencing infrastructure improvements and population growth.

Samambaia and other outer administrative regions provide similar pricing, particularly for older properties or those requiring renovation. These areas offer good value for first-time buyers and investors seeking rental properties for lower-income tenants.

Some established neighborhoods may have older properties or those in need of renovation available at R$8,000-9,000 per square meter, representing opportunities for buyers willing to invest in improvements.

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What's the median price per square meter for apartments in Brasília?

The median price per square meter for apartments in Brasília is approximately R$10,000-11,300 as of September 2025.

This median reflects the midpoint of all apartment transactions, providing a more representative figure than the average which can be skewed by luxury sales. The range accounts for variations in building age, amenities, and location within the urban area.

Newer apartment buildings with modern amenities like gyms, pools, and security systems typically command prices above the median, while older buildings or those requiring renovation fall below this range.

Central neighborhoods contribute to the higher end of this median range, while apartments in satellite cities and peripheral areas account for the lower values. The median represents good value compared to luxury markets while offering superior amenities to budget properties.

Apartment buyers can expect properties around this median price to offer standard finishes, adequate security, and reasonable access to public transportation and commercial areas.

What's the median price per square meter for houses in Brasília?

Houses in Brasília typically have a median price per square meter ranging from R$8,000-12,000, generally lower than apartments when comparing similar locations.

The lower per-square-meter cost for houses reflects larger total areas and often includes land value, making the overall purchase price higher despite lower per-unit costs. Houses in established residential areas of satellite cities offer the best value.

Premium houses in Lago Sul, Lago Norte, and other exclusive areas command prices at or above apartment levels due to land scarcity and luxury features. These properties often include significant outdoor space, private pools, and custom architectural elements.

Older houses in central areas may require renovation but offer opportunities for value creation through improvements. Many feature larger lots that could accommodate expansions or additional structures.

The house market appeals to families seeking more space and privacy, with pricing structures that favor buyers willing to manage larger properties and maintenance responsibilities.

How does the average price per square meter in Brasília compare to the national average?

Brasília's average price of R$12,000 per square meter significantly exceeds Brazil's national average of R$8,300, representing a 44% premium for the capital city.

This premium reflects Brasília's unique position as the federal capital with stable government employment, higher average incomes, and limited land supply for development. The city's planned urban design and infrastructure quality also justify higher prices.

Compared to other major Brazilian cities, Brasília ranks among the most expensive markets alongside São Paulo's premium neighborhoods and Rio de Janeiro's beachfront areas. However, Brasília offers better value than these markets when considering income levels and quality of life.

The price differential demonstrates Brasília's economic stability and growth potential, making it attractive for investors despite higher entry costs. Government employment provides recession-resistant demand that supports property values during economic downturns.

Foreign investors find Brasília competitive compared to international markets, with strong fundamentals and growth prospects that justify the premium over other Brazilian cities.

infographics rental yields citiesBrasília

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 forecasted price trend per square meter in Brasília for the next year?

Property prices in Brasília are forecasted to increase by 5-7% in established neighborhoods and up to 12% in high-growth areas like Águas Claras during 2025-2026.

The forecast reflects continued moderate growth supported by government incentives, urban development projects, and stable employment in the federal sector. Infrastructure improvements and new development projects will drive appreciation in emerging neighborhoods.

High interest rates may moderate growth compared to previous years, but fundamental demand from government workers and federal contractors provides a stable base for price appreciation. The Selic rate at 14.75% affects mortgage accessibility but hasn't eliminated buyer demand.

Luxury markets in Lago Sul and Noroeste are expected to maintain 5-7% growth, supported by limited supply and consistent demand from high-income buyers. These areas benefit from scarcity value and prestige factors.

Real price appreciation may moderate if inflation remains elevated, but nominal prices are expected to continue rising across all market segments, with the strongest growth in neighborhoods benefiting from new infrastructure or transportation improvements.

What are the main factors currently influencing the price per square meter in Brasília?

Government employment stability is the primary factor supporting Brasília's property prices, providing consistent demand from federal workers and contractors who require housing near administrative centers.

The following factors significantly influence current pricing:

  1. Limited land supply in central areas: The Pilot Plan's protected status restricts new development, creating scarcity that drives up prices in established neighborhoods.
  2. Government incentive programs: "Minha Casa, Minha Vida 3.0" supports buyer demand and market stability through subsidized financing options.
  3. Infrastructure development: New transportation projects, urban improvements, and regularization of informal settlements boost property values in affected areas.
  4. High mortgage rates: The Selic rate at 14.75% moderates demand but hasn't eliminated market activity due to strong employment fundamentals.
  5. Rental market strength: Rising rents and attractive yields of 4-6% annually support investor demand and property values.
  6. Demographic shifts: Young professionals moving to affordable neighborhoods with growth potential drive appreciation in areas like Águas Claras and Guará.
  7. Urban planning regulations: Strict development controls maintain neighborhood character and property values while limiting supply growth.

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

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. The LatinVestor - Brasília Market Data
  2. The LatinVestor - Brasília Price Forecasts
  3. Global Property Guide - Brazil Price History
  4. The LatinVestor - Brasília Real Estate Market
  5. The LatinVestor - Brasília Average Apartment Prices
  6. Emplavi - Square Meter Pricing in Brasília
  7. Fazwaz - Brasília Apartments for Sale
  8. ApartHotel - Brazil Market Analysis