Authored by the expert who managed and guided the team behind the Brazil Property Pack
Yes, the analysis of Brasília's property market is included in our pack
If you're looking to invest in Brasília's rental market, understanding the current yields is essential before making any decision.
In this article, we break down the gross and net rental yields in Brasília as of early 2026, covering all residential property types.
We constantly update this blog post with the latest data and market insights to keep you informed.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Brasília.
Insights
- Brasília's average gross rental yield sits around 6% in January 2026, which is notably higher than most Brazilian capitals due to the city's unusually large renter population.
- The Distrito Federal has roughly 30% of homes rented, the highest rate in Brazil, which creates consistent tenant demand across Brasília's neighborhoods.
- Studios and compact apartments in Brasília typically yield between 6.8% and 7.5% gross, outperforming larger units by a significant margin.
- Luxury areas like Lago Sul and Park Way often deliver gross yields below 4.5% because purchase prices are extremely high relative to achievable rents.
- Net rental yields in Brasília drop to around 4.1% before income tax once you account for management fees, vacancy, and maintenance costs.
- Property management in Brasília typically costs between 8% and 12% of monthly rent, which translates to roughly 0.5% to 0.6% of the property's value annually.
- A realistic vacancy buffer for Brasília landlords is about 6% of annual rent, equivalent to roughly three weeks of empty months per year.
- Neighborhoods near metro stations in Águas Claras consistently show some of the lowest vacancy rates in Brasília due to strong commuter demand.
- The BRT Norte project and Metrô-DF Linha 2 expansion studies could boost rents by 5% to 15% in connected corridors like Asa Norte and Sobradinho.
What are the rental yields in Brasília as of 2026?
What's the average gross rental yield in Brasília as of 2026?
As of early 2026, the average gross rental yield in Brasília for all residential property types combined is approximately 6% per year.
Most typical residential properties in Brasília fall within a realistic gross yield range of 5% to 7%, depending on the neighborhood and unit profile.
This puts Brasília slightly above the national average for Brazilian capitals, largely because the city has an unusually high proportion of renters compared to other major cities.
The single most important factor influencing gross rental yields in Brasília right now is the balance between high purchase prices in premium areas and the strong, steady rental demand driven by civil servants and professionals working in the federal district.
What's the average net rental yield in Brasília as of 2026?
As of early 2026, the average net rental yield in Brasília is approximately 4.1% before income tax, and around 3.4% after typical individual income tax.
The typical difference between gross and net rental yields in Brasília is about 1.9 percentage points, which represents the costs that eat into your rental income.
Property management fees are the expense that most significantly reduces gross yield in Brasília, typically running between 8% and 10% of monthly rent, followed closely by vacancy allowances and maintenance reserves.
Most standard investment properties in Brasília deliver net yields between 3% and 5% because landlords must budget for management, turnover, local fees like IPTU and TLP, and occasional repairs.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Brasília.
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What yield is considered "good" in Brasília in 2026?
Local investors in Brasília generally consider a gross rental yield of 6.5% or higher to be "good" in January 2026, with anything above 7% seen as very good.
The threshold that separates average-performing properties from high-performing ones is typically around that 6.5% gross mark, because Brazil's high interest rate environment means investors compare rental returns against relatively attractive fixed-income alternatives.
How much do yields vary by neighborhood in Brasília as of 2026?
As of early 2026, the spread in gross rental yields between neighborhoods in Brasília is quite wide, ranging from roughly 4% in premium areas to about 7.5% in more accessible locations.
Neighborhoods that typically deliver the highest rental yields in Brasília are those with accessible purchase prices and strong commuter demand, such as Águas Claras, Taguatinga, Ceilândia, Samambaia, and Guará.
On the other hand, prestige neighborhoods like Lago Sul, Lago Norte, Park Way, and prime quadras in Asa Sul and Asa Norte typically deliver the lowest yields because purchase prices are extremely high relative to achievable rents.
The main reason yields vary so much across Brasília neighborhoods is the dramatic difference in price per square meter, where luxury areas command premium prices that rents simply cannot match proportionally.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Brasília.
How much do yields vary by property type in Brasília as of 2026?
As of early 2026, gross rental yields in Brasília range from about 3.5% for luxury detached houses to around 7.5% for studios and kitnets.
Studios and compact one-bedroom apartments currently deliver the highest average gross rental yield in Brasília, typically between 6.8% and 7.5%.
Large detached houses, especially in prestigious areas like Lago Sul and Park Way, deliver the lowest gross yields in Brasília, often falling between 3.5% and 4.8%.
The key reason yields differ between property types is that smaller units have lower purchase prices but command rents that are proportionally higher relative to their cost, while luxury homes have very high prices that rents cannot justify.
By the way, you might want to read the following:
- What rental yields can you expect for a house in Brasília?
- What rental yields can you expect for an apartment in Brasília?
- What rental yields can you expect for a condo in Brasília?
What's the typical vacancy rate in Brasília as of 2026?
As of early 2026, landlords in Brasília should budget for an average vacancy allowance of around 6%, which translates to roughly three weeks of lost rent per year.
Vacancy rates across Brasília neighborhoods range from about 3% to 5% in high-demand, well-priced areas to 7% to 10% in less desirable or overpriced locations.
The main factor driving vacancy rates in Brasília is pricing accuracy, because the city's renter-heavy market means tenants actively comparison-shop across neighborhoods like Plano Piloto, Águas Claras, and Taguatinga.
Brasília's vacancy situation is generally more favorable than the national average because the Distrito Federal has Brazil's highest proportion of rented homes at around 30%, creating consistent underlying demand.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Brasília.
What's the rent-to-price ratio in Brasília as of 2026?
As of early 2026, the average rent-to-price ratio in Brasília is approximately 0.50% per month, meaning monthly rent equals about half a percent of the property's purchase price.
A rent-to-price ratio of 0.50% monthly or higher is generally considered favorable for buy-to-let investors in Brasília because it translates directly to a gross annual yield of around 6%, which is the threshold many investors target.
Brasília's rent-to-price ratio is competitive compared to other major Brazilian capitals, partly because the city's large civil servant population creates steady rental demand that supports relatively strong rents.
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Which neighborhoods and micro-areas in Brasília give the best yields as of 2026?
Where are the highest-yield areas in Brasília as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Brasília are Águas Claras, Taguatinga, and Ceilândia, all of which benefit from accessible prices and strong renter demand.
In these top-performing areas like Águas Claras and Taguatinga, investors can typically expect gross rental yields in the range of 6.5% to 7.5%.
The main characteristic these high-yield areas share is their combination of metro or transit connectivity, relatively affordable purchase prices, and a large pool of working professionals and families looking for practical housing options.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Brasília.
Where are the lowest-yield areas in Brasília as of 2026?
As of early 2026, the three lowest-yield neighborhoods in Brasília are Lago Sul, Lago Norte, and Park Way, where prestige and large lot sizes push purchase prices far above what rents can justify.
In these luxury areas, gross rental yields typically range from just 3.5% to 4.8%, which is well below Brasília's citywide average.
The main reason yields are compressed in these areas is that buyers pay a significant premium for status, space, and exclusivity, but tenants are not willing to pay proportionally higher rents for those features.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Brasília.
Which areas have the lowest vacancy in Brasília as of 2026?
As of early 2026, the three neighborhoods with the lowest residential vacancy rates in Brasília are Asa Norte, Asa Sul, and Águas Claras near metro stations, all of which attract a constant flow of renters.
In these low-vacancy areas, landlords typically experience vacancy rates between 3% and 5%, meaning properties rarely stay empty for long.
The main demand driver keeping vacancy low in these Brasília neighborhoods is the concentration of jobs, universities, and daily conveniences that attract students, civil servants, and young professionals who prioritize location over price.
The trade-off investors face when targeting these low-vacancy areas is that purchase prices are often higher, which means gross yields may be lower even though occupancy is more reliable.
Which areas have the most renter demand in Brasília right now?
The three neighborhoods currently experiencing the strongest renter demand in Brasília are Asa Sul, Asa Norte, and Águas Claras, all of which offer excellent access to jobs and amenities.
The renter profile driving most of the demand in these areas consists of young professionals, civil servants, university students, and couples who prioritize convenience and commute times over space.
In these high-demand Brasília neighborhoods, well-priced rental listings typically get filled within one to three weeks, especially for studios and one-bedroom apartments.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Brasília.
Which upcoming projects could boost rents and rental yields in Brasília as of 2026?
As of early 2026, the top three upcoming projects expected to boost rents in Brasília are the BRT Norte terminal and corridor, the Metrô-DF Linha 2 expansion studies, and ongoing urban development around existing metro stations.
The neighborhoods most likely to benefit from these projects include Asa Norte near the new BRT terminal, Sobradinho and Planaltina along the BRT corridor, and Gama and Santa Maria if the Linha 2 metro expansion moves forward.
Once these projects are completed, investors might realistically expect rent increases of 5% to 15% in directly connected neighborhoods, though the timeline for the metro expansion remains uncertain.
You'll find our latest property market analysis about Brasília here.
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What property type should I buy for renting in Brasília as of 2026?
Between studios and larger units in Brasília, which performs best in 2026?
As of early 2026, studios and compact one-bedroom apartments perform best in Brasília in terms of both rental yield and occupancy rates.
Studios in Brasília typically deliver gross yields of 6.8% to 7.5% (around R$80 to R$95 per square meter monthly, or roughly USD 13 to 16 / EUR 12 to 15), while larger two to three bedroom units usually yield 5% to 6% (around R$55 to R$70 per square meter monthly, or roughly USD 9 to 12 / EUR 8 to 11).
The main factor explaining this difference is that studios have lower purchase prices but attract a broad tenant pool including singles, interns, and young professionals, who are willing to pay a premium per square meter for well-located compact housing.
However, larger units might be the better choice if you're targeting families relocating for government positions, as these tenants often sign longer leases and provide more stable, predictable income.
What property types are in most demand in Brasília as of 2026?
As of early 2026, the most in-demand property type in Brasília is the one to two bedroom apartment in a well-connected location with good transit access.
The top three property types ranked by current tenant demand in Brasília are studios and kitnets, one to two bedroom apartments, and two to three bedroom family apartments in practical neighborhoods like Guará and Águas Claras.
The primary demographic trend driving this demand pattern is the large population of young professionals, civil servants, and small families who prioritize convenience and commute times over living space.
Large detached houses in premium areas like Lago Sul are currently underperforming in rental demand and are likely to remain that way because the tenant pool willing to pay luxury rents is much smaller and more price-sensitive.
What unit size has the best yield per m² in Brasília as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Brasília is 25 to 45 square meters, which covers kitnets, studios, and compact one-bedroom apartments.
For this optimal size range in Brasília, landlords can typically achieve gross yields of around 7% to 7.5% per year, translating to roughly R$85 to R$95 per square meter monthly (approximately USD 14 to 16 / EUR 13 to 15).
Larger units tend to have lower yield per square meter because purchase prices scale up faster than rents, while very small units sometimes face limited tenant pools in certain neighborhoods, making the 25 to 45 square meter range the sweet spot.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Brasília.
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What costs cut my net yield in Brasília as of 2026?
What are typical property taxes and recurring local fees in Brasília as of 2026?
As of early 2026, the estimated annual property tax (IPTU) for a typical rental apartment in Brasília ranges from about R$1,500 to R$4,000 (approximately USD 250 to 670 / EUR 230 to 620), depending on the property's assessed value and location.
Beyond IPTU, landlords in Brasília must also budget for recurring local fees including TLP (the public cleaning fee) and CIP (public lighting contribution), which together can add R$500 to R$1,500 per year (roughly USD 85 to 250 / EUR 75 to 230).
In total, these taxes and local fees typically represent about 3% to 6% of gross rental income for a standard Brasília rental property, or roughly 0.15% to 0.30% of the property's market value annually.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Brasília.
What insurance, maintenance, and annual repair costs should landlords budget in Brasília right now?
The estimated annual landlord insurance cost for a typical rental property in Brasília is around R$300 to R$600 (approximately USD 50 to 100 / EUR 45 to 90), which covers basic residential risks.
Landlords in Brasília should budget approximately 0.5% to 1% of the property's value annually for maintenance and repairs, which translates to roughly R$2,500 to R$7,000 per year (about USD 420 to 1,170 / EUR 385 to 1,080) for a typical rental unit.
The repair expense that most commonly catches Brasília landlords off guard is plumbing and water system issues, which are particularly common in older apartment buildings and can be costly to address.
In total, landlords should realistically budget R$3,000 to R$8,000 per year (approximately USD 500 to 1,350 / EUR 460 to 1,240) for the combined costs of insurance, maintenance, and repairs in Brasília.
Which utilities do landlords typically pay, and what do they cost in Brasília right now?
In Brasília, tenants typically pay for electricity, water, gas, and the ordinary monthly condominium fee, while landlords are usually responsible for extraordinary condo assessments and utilities during vacant periods.
When a property is vacant, landlords in Brasília should expect to cover roughly R$200 to R$400 per month (approximately USD 35 to 70 / EUR 30 to 60) for basic utilities and minimum condo fees until a new tenant moves in.
What does full-service property management cost, including leasing, in Brasília as of 2026?
As of early 2026, full-service property management in Brasília typically costs between 8% and 12% of monthly rent, which translates to roughly R$150 to R$400 per month (approximately USD 25 to 70 / EUR 23 to 62) for a typical rental unit.
On top of ongoing management fees, the typical leasing or tenant-placement fee in Brasília is usually equivalent to one month's rent, which covers advertising, showing the property, screening tenants, and preparing the lease agreement.
What's a realistic vacancy buffer in Brasília as of 2026?
As of early 2026, landlords in Brasília should set aside approximately 6% of their annual rental income as a vacancy buffer to account for turnover and empty periods.
This 6% buffer translates to roughly three weeks of vacancy per year, which is realistic for a well-priced property in a decent Brasília location, though premium central areas may see less and peripheral locations may see more.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Brasília, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| FipeZAP Locação Residencial (Nov 2025) | It's produced by FIPE with a published methodology and a huge national listings database covering all major Brazilian cities. | We used Brasília's reported rental yield as our primary quantitative anchor for gross yield estimates. We also extracted rent per square meter data to calculate rent-to-price ratios. |
| FipeZAP Venda Residencial (Nov 2025) | It's the same FIPE framework consistently tracking sale listing prices across dozens of Brazilian cities. | We used Brasília's sale price data to sanity-check our rent-to-price calculations. We also compared Brasília to other capitals for context. |
| FIPE Official Index Hub | FIPE is a respected research institute and this page documents exactly how FipeZAP indices are built. | We referenced FIPE's methodology to explain what the index captures and its limitations. We used it to justify why FipeZAP is our anchor data source. |
| IBGE Censo 2022 Domicílios | It's Brazil's official census and the highest-authority baseline for housing data nationwide. | We used DF's housing tenure structure to adjust apartment-based yields to a mixed property estimate. We also used it to explain why Brasília's rental market behaves differently. |
| Agência Gov IBGE Summary | It's a government channel summarizing official IBGE results with clear attribution to census data. | We used it as a readable citation when explaining renter penetration rates in Brazil. We cross-checked all figures against the original IBGE publication. |
| Metrópoles DF Rental Rate Article | It's a major outlet that explicitly attributes its statistics to IBGE's Censo 2022. | We used it for the DF-specific headline that 30% of homes are rented. We still treated IBGE publications as the primary source of truth. |
| Banco Central do Brasil Selic Note | It's the central bank's official communication on interest rates and inflation outlook. | We used Selic context to explain what investors consider a "good" rental yield in the current rate environment. We kept the discussion non-technical. |
| SEEC-DF ITBI Law Summary | It's the DF government's finance authority explaining local transaction tax rules. | We used it to estimate one-off acquisition costs that affect real returns. We also explained how buying costs in DF changed from 2025 onward. |
| SINJ-DF Decreto 46.679/2024 | It's an official DF legal repository publishing the actual normative text and fee tables. | We used it to put real numbers behind recurring local charges like TLP and CIP. We rolled these into our annual cost budget for net yield calculations. |
| ANEEL Neoenergia Brasília Tariffs | It's the federal electricity regulator announcing official tariff adjustments for Brasília's distributor. | We used it to ground our utility cost discussion in regulator-confirmed numbers. We translated tariff data into practical landlord and tenant cost scenarios. |
| CAESB Tariffs Page | It's the official Brasília water and sewer utility publishing current tariff tables. | We used it to anchor water and sewer cost estimates for landlords. We provided realistic monthly cost ranges based on typical consumption bands. |
| CAESB Tariff Table PDF 2025-2026 | It's the official tariff schedule with the regulator resolution referenced for the current period. | We pulled the exact current tariff structure that applies during January 2026. We used it for transparent, checkable utility cost ranges. |
| Planalto Lei do Inquilinato | It's the official federal law text hosted by the Presidency's legislative portal. | We used it to explain what costs typically fall on landlords versus tenants. We kept the legal discussion practical and focused on common scenarios. |
| QuintoAndar Property Management Guide | It's a major national rental platform with transparent fee discussion and market practice ranges. | We used it to anchor property management cost estimates as a percentage of rent. We cross-checked their ranges against typical Brazilian market practice. |
| DER-DF BRT Norte Update | It's an official DF transport and infrastructure agency update on procurement status. | We used it to identify specific infrastructure projects likely to shift rental demand. We connected it to nearby neighborhoods and commute pattern changes. |
| Metrô-DF Linha 2 Studies Notice | It's the official metro operator publishing procurement and study steps for network expansion. | We used it to name upcoming projects credibly without relying on rumors. We explained where rental demand could strengthen if the project progresses. |
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