Furnished by AIAdvertisingPIXLY.APPFurnished by AIThe furniture arrives itselfSee how it works →
Advertise here →

Housing market · September 2026

São Paulo housing market

What it costs to buy and rent in São Paulo, Brazil, computed from 8,179 continuously monitored listings.

TuLugar Price Index

$2,040/m²

Price per m² (sale)

2-bedroom apartment

$121,552

Median apartment rent

$864/mes

Monitored listings

8,179

Furnished by AIPIXLY.APPFurnished by AIThe furniture arrives itselfAdvertisingConstruction timelapsePIXLY.APPConstruction timelapseFrom plot to finished homeAdvertising

Price by neighborhood in São Paulo

Where São Paulo is expensive and where it is not. Every neighborhood with a usable sample, shaded by its median price per m². Tap one for its market.

Explore the full price mapÁgua Rasa: $1,758/m²Alto de Pinheiros: $2,659/m²Barra Funda: $2,436/m²Bela Vista: $1,794/m²Belém: $1,746/m²Bom Retiro: $1,121/m²Brás: $1,591/m²Brasilândia: $1,235/m²Butantã: $2,797/m²Cachoeirinha: $1,235/m²Cambuci: $1,694/m²Campo Belo: $2,411/m²Campo Grande: $1,888/m²Campo Limpo: $1,214/m²Carrão: $1,543/m²Casa Verde: $1,678/m²Cidade Ademar: $2,040/m²Consolação: $2,315/m²Cursino: $1,794/m²Freguesia do Ó: $1,516/m²Ipiranga: $2,161/m²Itaim Bibi: $2,952/m²Jabaquara: $1,743/m²Jaçanã: $1,483/m²Jaguara: $1,447/m²Jaguaré: $1,704/m²Jaraguá: $1,060/m²Jardim Paulista: $2,796/m²Jardim São Luís: $1,369/m²Lapa: $2,328/m²Liberdade: $1,625/m²Limão: $1,529/m²Mandaqui: $1,434/m²Moema: $3,173/m²Mooca: $1,752/m²Morumbi: $1,533/m²Perdizes: $2,647/m²Pinheiros: $3,333/m²Pirituba: $1,438/m²Raposo Tavares: $1,324/m²República: $1,650/m²Rio Pequeno: $1,511/m²Sacomã: $1,269/m²Santa Cecília: $1,936/m²Santana: $1,779/m²Santo Amaro: $2,420/m²São Domingos: $2,357/m²São Lucas: $1,530/m²Saúde: $2,167/m²Sé: $1,511/m²Tatuapé: $2,031/m²Tremembé: $1,334/m²Tucuruvi: $1,744/m²Vila Andrade: $1,369/m²Vila Formosa: $1,905/m²Vila Guilherme: $1,615/m²Vila Leopoldina: $2,553/m²Vila Madalena: $3,092/m²Vila Maria: $1,632/m²Vila Mariana: $2,749/m²Vila Olímpia: $3,293/m²Vila Prudente: $1,646/m²Vila Sônia: $1,495/m²São Paulo: apartment price per m²Median sale (USD) by region · September 2026 · tulugar.com$1,060–$3,333/m²Vila Andrade$1,369/m²Perdizes$2,647/m²Pirituba$1,438/m²Campo Grande$1,888/m²São Lucas$1,530/m²Tremembé$1,334/m²
$1,060$3,333

Median $/m² for apartments for sale. Gray = insufficient sample.

Open the price map
Open the price map →

Market pace

Median age of active listings
202 daysIn line with Brazil

Brazil median: 190 days

Measures how long ago the listings that are STILL on the market today were published — not how long they take to sell. Shown only where we know the real publication date for most of the inventory.

Neighborhoods

Apartment prices: median sale, $/m² and rent. “Listings” counts the whole inventory.

#City / NeighborhoodListingsApt. sale$/m²MoMYoYApt. rent
1
Campo BeloView →
357$315K$2,411
——$951
2
SantanaView →
348$128K$1,779
——$614
3
MoemaView →
343$363K$3,173
——$1,248
4
Santo AmaroView →
337$221K$2,420
——$1,027
5
Vila MarianaView →
324$211K$2,749
——$960
6
Vila OlímpiaView →
312$243K$3,293
——$1,935
7
PerdizesView →
308$249K$2,647
——$960
8
Jardim PaulistaView →
289$269K$2,796
——$2,016
9
SaúdeView →
287$149K$2,167
——$672
10
Vila AndradeView →
275$165K$1,369
——$973

By property type

TypeListingsMedian sale$/m²*
ApartmentsView →
3,36560%$163K$2,025
HousesView →
1,58128%$181K—
LandView →
1963%$143K$351
CommercialView →
4929%$144K$1,435

*Apartment and house m² is built area; land m² is the plot. A house enters its $/m² only when the source reports built area. This page’s headline uses apartments only.

By bedroom count — Apartments

ApartmentslistingsMedian$/m²
Studio39$171K$2,307
1 bedroom531$91K$2,496
2 bedrooms1,232$122K$1,877
3 bedrooms1,067$234K$2,012
4 bedrooms349$421K$1,990
5+ bedrooms36$576K—

By bedroom count — Houses

HouseslistingsMedian$/m²
Studio18$230K—
1 bedroom9$84K—
2 bedrooms239$109K—
3 bedrooms738$171K—
4 bedrooms365$326K—
5+ bedrooms142$311K—

By lot size — Land

Price per m² varies dramatically between urban lots and rural plots. We show each category separately so the median represents something concrete.

By lot size — LandlistingsMedian$/m²
Urban lot< 500 m²104$118K$420
Residential plot500 – 2,000 m²64$191K—
Suburban estate2,000 – 10,000 m²13$173K—
Rural / farm> 1 ha11$352K—

Price distribution

How many listings fall in each price range (USD).

Price distribution — sale

<$50K
195
$50K-$100K
1160
$100K-$200K
1932
$200K-$500K
1673
$500K-$1M
477
>$1M
189

Price distribution — rent

<$300
157
$300-$600
522
$600-$1K
496
$1K-$2K
507
$2K-$5K
565
>$5K
296

Projects

New developments with available units.

Active developers

Companies with active projects here.

Vivaz ResidencialJ—VM Arquitetos IncorporadoresDUOVitta ResidencialAzureNOVA SP INC

Frequently Asked Questions about São Paulo

In São Paulo, the median asking price of an apartment for sale is R$ 849K. By type: apartments R$ 849K, houses R$ 944K, land R$ 743K. The neighborhood with the most supply is Campo Belo, where the median apartment costs R$ 1,6M. The median apartment price per square meter is R$ 11K/m² — useful for comparing real value across neighborhoods and with other cities in the region.
The neighborhoods with the most real estate activity in São Paulo are Campo Belo, Santana, Moema, Santo Amaro, Vila Mariana. Campo Belo leads with 357 properties and a median apartment price of R$ 1,6M. When choosing a neighborhood, think about commute distance, public transit access, nearby amenities (grocery, healthcare, schools), and your budget. A good quality-of-life indicator is rental availability — neighborhoods with more rentals tend to have better infrastructure and services.
It depends on how long you plan to stay. With a median apartment price of R$ 849K and a median apartment rent of R$ 4.494/mo, the price-to-rent ratio in São Paulo favors buying if you're staying 3+ years. There are currently 5634 properties for sale and 2545 for rent — solid supply that gives buyers negotiating leverage. If you're new to the city, renting first lets you explore neighborhoods before committing to a purchase.
The São Paulo market has 8179 monitored properties, with a median apartment price of R$ 849K and a median apartment price per m² of R$ 11K/m². With 5634 properties for sale, the current supply is high — which is good for buyers: more options to choose from and more room to negotiate on price and payment terms. If you're looking for investment value, compare price per m² across neighborhoods to spot the best opportunities.
Yes, with no restrictions whatsoever. Foreigners in Brazil have the exact same rights as citizens to purchase any type of property, including land. You don't need residency or a special visa. The purchase is formalized through a public notary, who verifies the title, drafts the contract, and registers it with the Public Registry. Closing costs are around 3-4% of the property value (notary fees, transfer tax, and registration fees). Many foreign investors also apply for temporary residency, which is relatively easy to obtain in Brazil.

What is your property in São Paulo worth?

Free instant estimate from analyzed listings in your area.

Estimate the value And how much would it rent for?

Methodology

This page analyzes 8,179 listings in São Paulo, Brazil.

Metrics are calculated from the active inventory TuLugar monitors across the market — both listings published on TuLugar and active agency supply tracked continuously. They are asking prices, not final transaction or closing prices.

We use medians to reduce the effect of outlier properties; $/m² only includes listings with valid area data. Prices in other currencies are converted to USD using the exchange rate available when the snapshot is refreshed.

Data is recalculated daily and can change when listings are published, updated, or deactivated.

Read the full methodology →

Data as of 2026-09-30 · refreshed 2026-09-30 03:00 UTC

Construction timelapseAdvertisingPIXLY.APPConstruction timelapseFrom plot to finished homeSee how it works →
Advertise here →