Microapartments: House owners are older and purchase to speculate, and younger folks hire for the placement

A pattern in main Brazilian cities, “micro-apartments” are being purchased by older folks to complement their revenue to speculate and rented by youthful folks for his or her location and independence, in response to a survey by QuintoAndar, working with house owners and tenants was carried out.

The corporate surveyed greater than 250 landlords and 175 tenants in São Paulo (all residents of properties below 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 house owners surveyed are over 50 years previous and, in response to the survey, the micro-apartment is a part-time supply of revenue for over 90%. The principle aim is to speculate, with 67% citing proximity to public transport as the principle distinction of the property and greater than half (56%) citing enticing buy value as the principle motivator.

Moreover, two in three householders 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% reside alone. For them, the principle distinction from micro-apartments is location (76%) and the principle causes for dwelling 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 out there 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 ground, resembling markets, cafes, ice cream parlors and pharmacies. 66% of respondents mentioned they have been glad or very glad with their selection (33% gave it the best rating and an additional 33% gave it a rating of 4 on a scale of 1 to five).


In line with QuintoAndar, the profile of individuals on the lookout for micro-apartments contrasts with the profile of demand for different varieties of actual property, because the occupants of those properties are typically single, younger and dwelling alone.

profitability and liquidity

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

Two-bedroom properties have a yield of 0.46% per 30 days (5.66% per 12 months) and three-bedroom properties 0.40% per 30 days (solely 4.91%). In line with QuintoAndar, one other optimistic level for residences 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 varieties 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) at present pays the mixture Broad Shopper 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 revenue obtained is exempt from revenue tax (IR), not like rents obtained as a non-public particular person (which have to be declared in opposition to federal tax on the annual revenue tax return). Consequently, the rents obtained change into a part of the investor’s annual taxable revenue (and have a tendency to end in 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 hire), pay extra sturdy returns than the actual property on the present value.

XPLG11 paid between 0.68% and 0.75% per 30 days (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 greater returns which may skew the evaluation).

rental value

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

The typical value 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, based mostly on knowledge from QuintoAndar, Imovelweb and Wimoveis. Costs for bigger one bed room residences 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 by way of an internet 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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