Microapartments: Homeowners are older and purchase to speculate, and younger individuals lease for the placement

A development in main Brazilian cities, “micro-apartments” are being purchased by older individuals to complement their earnings to speculate 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 previous and, based on the survey, the micro-apartment is a part-time supply of earnings for over 90%. The principle objective is to speculate, with 67% citing proximity to public transport as the principle distinction of the property and greater than half (56%) citing engaging buy value as the principle motivator.

Moreover, two in three owners personal a couple of dwelling, 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 residing 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 elements 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 akin to a health club, 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, akin to markets, cafes, ice cream parlors and pharmacies. 66% of respondents mentioned they have been happy or very happy with their alternative (33% gave it the very 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 sorts of actual property, because the occupants of those properties are typically 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% 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 response to 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 sorts 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 combination Broad Client Value Index (IPCA) plus a coupon — a predetermined rate of interest — that is about 6.50% every year. A comparability of rental profitability ought to 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 acquired is exempt from earnings tax (IR), in contrast to rents acquired as a non-public particular person (which should be declared towards 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 present, 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% 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 might skew the evaluation).

rental value

From the tenants’ perspective, QuintoAndar says that value is among the principal 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 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 a web based questionnaire relevant solely to QuintoAndar clients. The pricing analysis analyzed the advertisements revealed on the websites between April and September final 12 months.

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