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

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, in accordance with 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Round 60% of the house owners surveyed are over 50 years outdated and, in accordance with the survey, the micro-apartment is a part-time supply of earnings for over 90%. The principle purpose 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 enticing buy value as the principle motivator.

Moreover, two in three owners 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% stay 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 gymnasium (27%) are among the many deciding components for the collection of properties as much as 30 m² (within the case of micro-apartments, the restricted house out there within the frequent areas of the condominium is compensated, with areas reminiscent of a gymnasium, laundry, swimming pool, co-working space, cinema room and “rooftop”, amongst others).

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


Based on QuintoAndar, the profile of individuals searching for micro-apartments contrasts with the profile of demand for different varieties 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 very best profitability amongst all typologies (0.54% per thirty days or 6.68% per 12 months). 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 12 months) and three-bedroom properties 0.40% per thirty days (solely 4.91%). Based on QuintoAndar, one other constructive 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 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) presently pays the mixture Broad Client Value Index (IPCA) plus a coupon — a predetermined rate of interest — that is about 6.50% each year. A comparability of rental profitability needs to be made in relation to this coupon as actual property appreciates in worth over the long run and costs are inclined to observe 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 personal particular person (which have to be declared in opposition to federal tax on the annual earnings tax return). Consequently, the rents acquired turn 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 lease), pay extra sturdy returns than the true property on the present value.

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

rental value

From the tenants’ perspective, QuintoAndar says that value is without doubt one of the most important attracts for these searching for micro-apartments, as the worth averages half the price of a one-bedroom condominium in some main cities.

The common value for renting a micro condominium 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 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 prospects. The pricing analysis analyzed the adverts printed on the websites between April and September final 12 months.

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