Microapartments: House owners are older and purchase to take a position, and younger folks lease for the situation

A development in main Brazilian cities, “micro-apartments” are being purchased by older folks to complement their earnings to take a position and rented by youthful folks for his or her location and independence, in line with a survey by QuintoAndar, working with homeowners and tenants was carried out.

The corporate surveyed greater than 250 landlords and 175 tenants in São Paulo (all residents of properties underneath 30m²) and used the QuintoAndar and Imovelweb databases, in addition to Wimóveis (acquired with the acquisition of the Navent Group) in a number of cities to conduct the survey to carry out .

Round 60% of the homeowners surveyed are over 50 years outdated and, in line with the survey, the micro-apartment is a part-time supply of earnings for over 90%. The principle aim is to take a position, with 67% citing proximity to public transport as the principle distinction of the property and greater than half (56%) citing engaging buy worth as the principle motivator.

Moreover, two in three owners personal multiple residence, and most plan to personal extra properties.

Among the many tenants, three in 4 (75%) are aged between 20 and 39 and 80% dwell alone. For them, the principle distinction from micro-apartments is location (76%) and the principle causes for residing in such a property are independence (47%) and proximity to work (44%).

For the condominium, communal laundry room (32%) and fitness center (27%) are among the many deciding components for the number of properties as much as 30 m² (within the case of micro-apartments, the restricted house obtainable within the widespread areas of the condominium is compensated, with areas resembling a fitness center, laundry, swimming pool, co-working space, cinema room and “rooftop”, amongst others).

Some mixed-use buildings even have retailers and companies on the bottom flooring, resembling markets, cafes, ice cream parlors and pharmacies. 66% of respondents stated they have been happy or very happy with their alternative (33% gave it the best rating and an extra 33% gave it a rating of 4 on a scale of 1 to five).


In keeping with QuintoAndar, the profile of individuals searching for micro-apartments contrasts with the profile of demand for different forms of actual property, because the occupants of those properties are usually single, younger and residing alone.

profitability and liquidity

Research knowledge additionally exhibits that micro-apartments have the best profitability amongst all typologies (0.54% monthly or 6.68% per 12 months). For instance, 1-bedroom properties bigger than 30 m² have a possible profitability of 0.47% monthly (6.04%).

Two-bedroom properties have a yield of 0.46% monthly (5.66% per 12 months) and three-bedroom properties 0.40% monthly (solely 4.91%). In keeping with QuintoAndar, one other optimistic level for flats as much as 30 m² is the liquidity (the velocity of negotiations).

Comparability with Direct Treasury

Regardless of the upper profitability in comparison with different forms of actual property, micro-apartments have a decrease return on funding than authorities inflation-linked bonds (IPCA+) and far decrease than the overwhelming majority of actual property funding trusts (FIIs) listed in B3.

An inflation-linked long-term authorities bond (IPCA+ 2045) presently pays the mixture Broad Client Worth Index (IPCA) plus a coupon — a predetermined rate of interest — that is about 6.50% every year. A comparability of rental profitability must be made in relation to this coupon as actual property appreciates in worth over the long run and costs are likely to comply with inflation.

Comparability with FIIs

Within the case of FIIs, the earnings acquired is exempt from earnings tax (IR), in contrast to rents acquired as a non-public particular person (which have to be declared in opposition to federal tax on the annual earnings tax return). Consequently, the rents acquired develop into a part of the investor’s annual taxable earnings (and have a tendency to lead to him paying extra tax).


At the moment, Ifix’s (B3’s actual property fund index) largest “brick” FIIs, such because the HGLG11, the XPLG11 (each logistics) and the HGRU11 (municipal lease), pay extra sturdy returns than the actual property on the present worth.

XPLG11 paid between 0.68% and 0.75% monthly (between 8.47% and 9.38% per 12 months) within the final 3 months. The HGLG11 has a dividend yield (DY) between 0.66% and 1.34% and the HGRU11 between 0.65% and 1.64%. Solely ‘brick’ funds have been chosen for comparability as ‘paper’ funds additionally pay out month-to-month inflation (leading to larger returns which may skew the evaluation).

rental worth

From the tenants’ perspective, QuintoAndar says that worth is among the important attracts for these searching for micro-apartments, as the worth averages half the price of a one-bedroom house in some main cities.

The typical worth for renting a micro house within the 8 cities studied (Belo Horizonte, Brasília, Curitiba, Fortaleza, Porto Alegre, Rio de Janeiro, Salvador and São Paulo) ranges from R$650 to R$1,923, primarily based on knowledge from QuintoAndar, Imovelweb and Wimoveis. Costs for bigger one bed room flats vary from R$1,249 to R$3,064.

The survey of landlords and tenants was carried out in São Paulo from October 18-25, 2022 through a web-based questionnaire relevant solely to QuintoAndar prospects. The pricing analysis analyzed the advertisements revealed on the websites between April and September final 12 months.

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