Microapartments: House owners are older and purchase to take a position, and younger individuals hire for the placement

A pattern in main Brazilian cities, “micro-apartments” are being purchased by older individuals to complement their earnings to take a position and rented by youthful individuals for his or her location and independence, based on 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 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Round 60% of the house owners surveyed are over 50 years outdated and, based on the survey, the micro-apartment is a part-time supply of earnings for over 90%.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 primary distinction of the property and greater than half (56%) citing enticing buy worth as the primary motivator.

Moreover, two in three householders personal multiple house, 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 primary distinction from micro-apartments is location (76%) and the primary causes for dwelling in such a property are independence (47%) and proximity to work (44%).

For the condominium, communal laundry room (32%) and health club (27%) are among the many deciding components for the choice of properties as much as 30 m² (within the case of micro-apartments, the restricted area accessible within the frequent areas of the condominium is compensated, with areas corresponding to a health club, laundry, swimming pool, co-working space, cinema room and “rooftop”, amongst others).

Some mixed-use buildings even have outlets and companies on the bottom flooring, corresponding to markets, cafes, ice cream parlors and pharmacies. 66% of respondents stated they had been glad or very glad 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 response to QuintoAndar, the profile of individuals searching for micro-apartments contrasts with the profile of demand for different kinds of actual property, because the occupants of those properties are typically single, younger and dwelling alone.

profitability and liquidity

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

Two-bedroom properties have a yield of 0.46% per thirty days (5.66% per yr) and three-bedroom properties 0.40% per thirty days (solely 4.91%). In response to 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 kinds 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 combination Broad Client Worth Index (IPCA) plus a coupon — a predetermined rate of interest — that is about 6.50% each 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 observe inflation.

Comparability with FIIs

Within the case of FIIs, the earnings obtained is exempt from earnings tax (IR), in contrast to rents obtained as a personal particular person (which should be declared in opposition to federal tax on the annual earnings tax return). In consequence, the rents obtained develop into a part of the investor’s annual taxable earnings (and have a tendency to end in him paying extra tax).


Presently, 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 strong returns than the true property on the present worth.

XPLG11 paid between 0.68% and 0.75% per thirty days (between 8.47% and 9.38% per yr) 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 had been chosen for comparability as ‘paper’ funds additionally pay out month-to-month inflation (leading to increased returns which may skew the evaluation).

rental worth

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

The common worth for renting a micro residence 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 information 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 performed in São Paulo from October 18-25, 2022 by way of a web based questionnaire relevant solely to QuintoAndar clients. The pricing analysis analyzed the adverts printed on the websites between April and September final yr.

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