Investment property in Brazil: what to buy and what it costs
Apartments for sale in six districts with a "from" price, yields, buying costs and residence through property.
In 2026 a square metre of housing in Rio de Janeiro costs on average about $1,700 (8,600 reais), based on the deals on which the city collected property transfer tax, about $2,700 in Florianopolis, about $2,100 in Curitiba and about $1,700 in Foz do Iguacu. An apartment in central Curitiba starts from $48,000, and a purchase from 1,000,000 reais, about $200,000, gives a 4-year investor residence permit.
Below are apartments for sale in six districts with the lowest price, the price per square metre by district and city, rental yields, costs on top of the price and the terms of residence through property. A manager will confirm what is for sale right now and the exact price.
The market in brief
Prices and rules checked on 19 October 2026.
What properties investors buy in Brazil
Apartments for sale in Rio de Janeiro, Florianopolis, Curitiba and Foz do Iguacu. In each card is the price from which such apartments are selling in the district now; a manager will confirm what is for sale today and the exact price.
A one-bedroom apartment in a block by the beach
Four kilometres of beach, a promenade with a cycle lane, the metro, cafes and shops on every block. Homes by the sea here are in demand all year round.
A two-bedroom apartment in a district by the bay
The district between the centre and Copacabana: a bay promenade with mountain views, the metro, bars and restaurants on quiet streets, offices and universities nearby. The yield here is among the highest in the city.
A three-bedroom apartment in a gated complex with a pool
A modern district in the west of the city: a long beach, gated residential complexes with security, pools and sports grounds, large malls. Families who value space and safety live here.
A two-bedroom apartment by the beach in the north of the island
The northern part of Santa Catarina island: a wide beach, dunes, seafood restaurants and streets of low-rise buildings. In summer holidaymakers come from all over Brazil and Argentina, and families and remote workers live here all year round.
A one-bedroom apartment in the city centre
The business and historic centre of one of Brazil's best-planned cities: the pedestrian Flower Street, universities, offices and bus rapid transit stops. The entry price here is the lowest among the cities in this section.
A two-bedroom apartment in the city by the falls
A city where three countries meet - Brazil, Argentina and Paraguay, half an hour from the Iguazu Falls. Tourists come all year round and trade with the neighbours is busy.
The "from" price comes from sale listings of the same apartments in the district on 19 October 2026 on the country's two largest listing sites: the third-lowest price on each, taking the higher of the two; listings below 40% of the district's average price per square metre are excluded. The yield comes from the rent and sale indices for the district. Dollars at the exchange rate of 19 October 2026, rounded up.
How much a square metre costs in Rio de Janeiro and other cities of Brazil in 2026
Prices within Rio vary hugely: in Ipanema and Leblon a square metre costs about $4,900, almost three times the city average, while in Copacabana, Botafogo and Barra da Tijuca it is $2,300-2,500. In the city's deal data, the average price per square metre in Rio for January to August 2026 is 10.6% higher than a year earlier, against 12-month inflation of 4.58% according to the Brazilian Institute of Geography and Statistics. In Florianopolis homes rose 8.3% in a year, in Curitiba 1.9%, according to the sale price index.
| Place | Price per m², average | 60 m² apartment |
|---|---|---|
| Rio de Janeiro, Ipanema | ~$4,900 | ~$300,000 |
| Rio de Janeiro, Leblon | ~$4,900 | ~$290,000 |
| Rio de Janeiro, Flamengo | ~$2,500 | ~$150,000 |
| Rio de Janeiro, Barra da Tijuca | ~$2,400 | ~$150,000 |
| Rio de Janeiro, Botafogo | ~$2,400 | ~$150,000 |
| Rio de Janeiro, Copacabana | ~$2,300 | ~$140,000 |
| Rio de Janeiro, Tijuca | ~$1,300 | ~$75,000 |
| Rio de Janeiro, whole city | ~$1,700 | ~$110,000 |
| Florianopolis, whole city | ~$2,700 | ~$160,000 |
| Florianopolis, Ingleses | ~$2,100 | ~$130,000 |
| Curitiba, whole city | ~$2,100 | ~$130,000 |
| Curitiba, Centro | ~$2,200 | ~$130,000 |
| Foz do Iguacu, whole city | ~$1,700 | ~$99,000 |
| Foz do Iguacu, Centro | ~$1,700 | ~$98,000 |
Data for 2026: Rio de Janeiro - home deals from January to August 2026 according to the city's property transfer tax data; Florianopolis and Curitiba - the average of the September 2026 home sale price index and the median of recent listings; Foz do Iguacu - the average of recent listing medians on two portals. Dollars at the exchange rate of 18 October 2026.
What yield renting out gives
The gross yield on long-term rent, based on the September 2026 home rent and sale indices, is 6.3% a year in Rio de Janeiro, 5.4% in Florianopolis and 4.9% in Curitiba, before tax. In Copacabana and Botafogo it is 6.7-6.9%. Rents on new contracts in Rio rose 14.8% in a year, in Curitiba 8.9%. There are no reliable rent statistics for Foz do Iguacu: a manager calculates the income for a specific apartment.
| Tax | Rate |
|---|---|
| Tax on rental income for a non-resident | 15% of the rent, withheld at source; 25% for residents of low-tax countries |
| Property tax | annual, the rate and valuation are set by the city |
| Tax on sale | 15% to 22.5% of the gain, on a scale depending on the amount of profit |
Data for 2026: the yield is the average for the city or district; countries are compared in the rental yield table.
Property tax is calculated on the city's valuation, not on the purchase price. Rates and examples are on the page taxes in Brazil.
What costs to add to the property price
| Payment | Amount |
|---|---|
| Property transfer tax | Rio de Janeiro 3%, Curitiba 2.7%, Florianopolis and Foz do Iguacu 2% of the higher of two amounts: the deal price or the city's valuation |
| Notarial deed and entry in the property registry | by the state fee tables, depending on the price |
| Sworn translation of documents | at the translator's rate |
| Property tax | annual, at the city's rate |
| Tax on sale | 15% to 22.5% of the gain |
Data for 2026, property transfer tax rates from the cities' websites. The agent's commission under the contract is usually paid by the seller; a manager calculates the total for a specific apartment.
In Brazil the apartment is checked in the registry before the deposit
Mistakes cost more than the tax: debts on property tax and condominium fees pass to the new owner, a lawsuit against the seller can challenge the deal, and money not registered with the Central Bank will not count towards residence. Murblz support removes these risks: we find a property for the budget and goal, check the registry extract and the seller, prepare the deal at the notary and arrange investor residence.
The cost of support depends on the purchase budget and the goal - investment, relocation or residence; a manager will calculate it in the chat.
Does buying give a residence permit
Yes, if you invest from 1,000,000 reais, about $200,000. Brazil's Ministry of Justice issues a residence permit to an investor who has bought urban property with their own money transferred from abroad (National Immigration Council Resolution No. 36/2018). In all four cities in this section the threshold is 1,000,000 reais: the reduced threshold of 700,000 reais, about $140,000, applies only in the North and Northeast of the country. Finished properties and properties under construction both qualify, and the amount can be made up of several apartments.
The permit is issued for 4 years and can then be made indefinite, provided you spend at least 14 days in Brazil in every two years. The money must arrive by bank transfer from abroad: a purchase with money that was already in Brazil does not count towards residence.
Foz do Iguacu lies in the 150-kilometre border strip, but a special permit there is needed only for foreigners' deals with rural land: an apartment in the city is bought as in any other city. Other grounds are on the page Brazil residence permit: all routes.
How we find a property
- Budget and goal: investment, a home for relocation, investor residence or all of these. The manager clarifies the city, district and how you will pay.
- A selection of real properties: apartments with the seller's price, floor area, condominium fee and a yield calculation.
- Checks: the property registry extract, debts on property tax and condominium fees, lawsuits against the seller.
- A remote deal by power of attorney: tax number, a transfer from abroad registered with the Central Bank of Brazil, the contract at a notary and the entry in the registry.
The manager sends the selection to the chat, with sellers' prices on the date of the selection.
Options in other countries
Investment property in other countries:
- Investment property in Turkey: what to buy and what it costs
- Investment property in the UAE: what to buy in Dubai and what it costs
- Investment property in Serbia: what to buy and what it costs
More on buying in this country:
- Buying property in Brazil: rules, taxes and the deal
- Brazil residence permit: all routes
- Taxes in Brazil
- Rio de Janeiro: what to see and whether to move there
- Florianopolis: what to see and whether to move there
- Brazil: country overview
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Brazil cost in 2026?
Can foreigners buy property in Brazil?
What yield does renting out an apartment in Brazil give?
Does buying an apartment give residence in Brazil?
What are the costs of buying an apartment in Brazil?
Can I buy an apartment in Foz do Iguacu near the border?
Where is it cheapest to buy an apartment among these cities?
Can I buy an apartment in Brazil remotely?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
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