Apartments for sale in Foz do Iguaçu to live in and invest
The most interesting apartments on sale now, from Polo Centro to the new towers of Maracanã, price per m², rent, costs on top of the price and residence through a purchase.
In 2026 a square metre of housing in Foz do Iguaçu costs $1,640 (8,289 reais) on average by sale listings, and $2,620 in new central buildings. The city of 285,000 sits on the border with Argentina and Paraguay, by the Iguaçu Falls and the Itaipu dam. An 85 m² apartment sells for $78,000; a purchase from $198,000 gives residence.
Below are the most interesting offers on sale now, price per m², rent and every cost on top of the price. A manager will find a property for your requirements.
The market in brief
Data for 2026.
Which apartments are for sale in Foz do Iguaçu
The most interesting apartments from $78,000 to $337,000 in the centre, Polo Centro, Yolanda and Maracanã. A manager will find an apartment for your requirements and send the documents, floor plans and similar options in the chat.
An 85 m² three-bedroom apartment near the centre for a family
$78,000
An 85 m² apartment in Polo Centro, a residential district next to the centre: three bedrooms, one with its own bathroom, a living room and a kitchen. Schools and supermarkets are nearby, and the centre is a few minutes away by car. The price per m² is almost half the city average: for a family this is the most affordable entry in the list.
A 59 m² one-bedroom apartment with a balcony and a grill
$80,000
A 59 m² apartment in Yolanda, a quiet residential district by the centre: a bedroom, a spacious living room, a kitchen and a balcony with a grill for dinners outdoors. Cafés, shops and the city's main streets are nearby. The price per m² is 18% below the city average.
A 59 m² two-bedroom apartment in the centre with a veranda and a grill
$101,000
A 59 m² apartment in the centre of Foz do Iguaçu: two bedrooms, one with its own bathroom, a living room, a kitchen and a veranda with a grill; the building has two lifts. Offices, restaurants and buses to the falls and the bridges to Argentina and Paraguay are nearby. Apartments of this size in the centre are let both long-term and to tourists by the night.
A 128 m² three-bedroom apartment in a building with a pool and a gym
$155,000
A 128 m² apartment in the centre: three bedrooms, one with its own bathroom, a living room and a kitchen, sold partly furnished. The building has a pool and a gym. The price per m² is 26% below the city average, and there is enough space for a family with children or for working from home.
An 86 m² three-bedroom apartment in a 23-storey tower for investor residence
$208,000
An 86 m² apartment in a new 23-storey tower with a pool in Maracanã, a district by the centre: three bedrooms, one with its own bathroom, a living room and a kitchen. The price is above the 1,000,000 reais threshold: the purchase gives a 4-year residence permit.
A 348 m² two-level apartment with six bedrooms and a pool
$337,000
A 348 m² two-level apartment in the centre: six bedrooms, five with their own bathrooms, living rooms on both levels and four parking spaces. The building has a pool and a sauna. The price per m² is 41% below the city average. The price is above the 1,000,000 reais threshold: the purchase gives residence to the whole family.
How much a square metre costs in Foz do Iguaçu
A resale apartment in the centre and on average across the city costs $1,640 per m², and $2,620 in new buildings in the centre. The gap is one and a half times: new towers have a pool, a gym, security and underground parking, while the resale stock has many older buildings without them. That is why the apartments in the list above cost less than the average prices.
| Housing | Per m², $ | Per m², reais | 60 m² apartment, $ |
|---|---|---|---|
| Centro, new buildings | $2,620 | 13,250 | $157,000 |
| Whole city, new three-bedroom apartments | $1,990 | 10,067 | $120,000 |
| Centro, resale apartments | $1,640 | 8,257 | $98,000 |
| Whole city, resale apartments | $1,640 | 8,289 | $98,000 |
Data for 2026: resale apartments are average sale listing prices on 19 October 2026, new buildings are developers' prices for apartments in buildings under construction. Dollars at 5.05 reais.
What rental yield an apartment gives
Long-term tenants in Foz do Iguaçu are Itaipu dam staff, university teachers and students and people working in trade on the Paraguayan border. Short-term guests are tourists visiting the Iguaçu Falls all year round. We work out the yield in the city for each specific apartment: the rent of similar apartments in the building, the condominium fee and property tax. A manager will send the estimate.
For a non-resident, 15% tax on rent is withheld at source, 25% for residents of low-tax countries. Property tax is paid every year at the city's rate, and on a sale 15% to 22.5% of the gain. More on the page Taxes in Brazil.
What costs to add to the price of an apartment
Buying an apartment for $198,000 (1,000,000 reais) in Foz do Iguaçu costs up to $5,940 (30,000 reais) more, which is up to 3% of the price.
| Payment | Apartment for $198,000 | Share of price |
|---|---|---|
| Property transfer tax, city rate 2% | $3,960 (20,000 reais) | 2% |
| Notarial deed of sale and entry in the property registry | up to $1,980 (10,000 reais) | up to 1% |
| Total on top of the price | up to $5,940 (30,000 reais) | up to 3% |
Data for 2026: the tax rate is from the city of Foz do Iguaçu, notary and registry fees from the Paraná state tables; the amount grows with the price of the apartment. The tax is charged on the higher of two amounts: the deal price or the city's valuation. A sworn translation of documents and a taxpayer number are also needed; the agent's commission is paid by the seller under the contract. A manager will work out the costs for a specific apartment.
In Foz do Iguaçu 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 an apartment, check the registry extract and the seller, prepare the deal at the notary and arrange investor residence.
The cost of support depends on the budget and the goal of the purchase; a manager will calculate it in the chat.
Residence through buying an apartment
A purchase from $198,000 (1,000,000 reais) gives investor residence. The Ministry of Justice of Brazil grants it under Resolution No. 36/2018 of the National Immigration Council to those who bought urban property with their own money transferred from abroad. Foz do Iguaçu is in Paraná state in the south of the country, so the threshold is 1,000,000 reais; the reduced threshold of 700,000 reais applies only in the north and north-east. Both ready and off-plan apartments qualify, and the amount can be reached with several purchases.
The city lies in the border strip, but the restrictions of Law No. 6.634/1979 apply only to rural land: a foreigner buys an urban apartment without any approvals. Residence is granted for 4 years and then made permanent if you spend at least 14 days in Brazil in every two years. The money arrives by bank transfer from abroad with registration at the Central Bank. Of the apartments above, the Maracanã apartment for $208,000 and the two-level apartment in the centre for $337,000 pass the threshold. Other routes are on the page Brazil residence permit: all routes.
Districts of Foz do Iguaçu to live in
In Foz do Iguaçu a district is chosen not only by price per m²: the way to the centre, the bridges and the airport, schools and the noise of the main streets matter too. The districts of Foz do Iguaçu with this data and a search by your own criteria are on a separate page.
Foz do Iguaçu neighborhoods: find yours by your own criteria →
How we find an apartment
- Goal and budget: life in the city, an investment, residence or all of them. The manager clarifies the district, size and payment method.
- A shortlist: apartments at the seller's price, with the condominium fee, property tax and a yield estimate.
- Checks: the property registry extract, debts on property tax and condominium fees, lawsuits against the seller, the building permit for new buildings.
- A remote deal by power of attorney: a taxpayer number, a transfer from abroad registered at the Central Bank, the deed at a notary and the registry entry.
The manager sends the shortlist in the chat, with the sellers' prices on the date of the shortlist.
Find an apartment in Foz do Iguaçu
Read also
- Investment property in Brazil: what to buy and what it costs
- Apartments for sale in Rio de Janeiro to live in and invest
- Apartments for sale in Florianopolis to live in and invest
- Apartments for sale in Curitiba to live in and invest
- Brazil residence permit: all routes
- Taxes in Brazil
All countries and budgets compared - on the page Investment property abroad.
FAQ
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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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