Housing market · August 2026

São Paulo housing market

What it costs to buy and rent in São Paulo, Brazil, computed from 8,151 continuously monitored listings.

TuLugar Price Index

$2,059/m²

Price per m² (sale)

2-bedroom apartment

$121,497

Median rent

$1,086/mes

Monitored listings

8,151

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: $1,768/m²Alto de Pinheiros: $2,510/m²Anhanguera: $1,047/m²Artur Alvim: $1,373/m²Barra Funda: $2,494/m²Bela Vista: $1,793/m²Belém: $1,695/m²Bom Retiro: $1,131/m²Brás: $1,556/m²Brasilândia: $1,177/m²Butantã: $2,772/m²Cachoeirinha: $1,237/m²Cambuci: $1,729/m²Campo Belo: $2,377/m²Campo Grande: $1,899/m²Campo Limpo: $1,243/m²Cangaíba: $1,308/m²Capão Redondo: $1,102/m²Carrão: $1,567/m²Casa Verde: $1,644/m²Cidade Ademar: $2,195/m²Cidade Dutra: $1,227/m²Cidade Líder: $1,245/m²Consolação: $2,462/m²Cursino: $1,939/m²Ermelino Matarazzo: $1,426/m²Freguesia do Ó: $1,547/m²Ipiranga: $2,242/m²Itaim Bibi: $3,040/m²Itaquera: $817/m²Jabaquara: $1,767/m²Jaçanã: $1,507/m²Jaguara: $1,381/m²Jaguaré: $1,749/m²Jaraguá: $1,062/m²Jardim Paulista: $2,954/m²Jardim Santo Antoninho: $1,809/m²Jardim São Luís: $1,382/m²José Bonifácio: $1,231/m²Lapa: $2,350/m²Liberdade: $1,722/m²Limão: $1,543/m²Mandaqui: $1,446/m²Moema: $3,188/m²Mooca: $1,780/m²Morumbi: $1,552/m²Pari: $1,523/m²Parque Mandaqui: $2,082/m²Parque Taipas: $990/m²Penha: $1,319/m²Perdizes: $2,586/m²Perus: $2,934/m²Pinheiros: $3,754/m²Pirituba: $1,465/m²Raposo Tavares: $1,040/m²República: $1,611/m²Rio Pequeno: $1,625/m²Sacomã: $1,242/m²Santa Cecília: $1,932/m²Santana: $1,670/m²Santo Amaro: $2,454/m²São Domingos: $2,354/m²São Lucas: $1,529/m²Sapopemba: $1,627/m²Saúde: $2,102/m²Sé: $1,525/m²Tatuapé: $1,974/m²Tremembé: $1,354/m²Tucuruvi: $1,779/m²Vila Andrade: $1,350/m²Vila Formosa: $1,961/m²Vila Guilherme: $1,615/m²Vila Jacuí: $1,471/m²Vila Leopoldina: $2,531/m²Vila Madalena: $2,903/m²Vila Maria: $1,762/m²Vila Mariana: $2,955/m²Vila Matilde: $1,387/m²Vila Medeiros: $1,557/m²Vila Olímpia: $3,358/m²Vila Prudente: $1,687/m²Vila São Paulo: $1,535/m²Vila Sônia: $1,509/m²São Paulo: apartment price per m²Median sale (USD) by region · August 2026 · tulugar.com$817–$3,754/m²Vila Andrade$1,350/m²Perdizes$2,586/m²Pirituba$1,465/m²Campo Grande$1,899/m²São Lucas$1,529/m²Tremembé$1,354/m²Vila Matilde$1,387/m²Cidade Dutra$1,227/m²Anhanguera$1,047/m²
$817$3,754

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

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Market pace

Median age of active listings
178 daysIn line with Brazil

Brazil median: 167 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.

Price history in São Paulo

Apartment price per m² and whole-inventory median sale price, in USD. Apartments only: a house’s m² includes the land, so mixing them would not give a figure comparable month to month. Where a neighborhood has no apartments for sale the $/m² column is left empty; the median sale price beside it still carries the month. Published months are never restated. · Download CSV

Price per m² change — July 2026
Monthly
—
Quarterly
—
Annual
—
MonthPrice per m²MoMQoQYoYMedian sale
July 2026$2,065———$167,571

Neighborhoods

#City / NeighborhoodListingsMedian sale$/m²MoMYoYMedian rent
1
Campo BeloView →
378$270K$1,984——$1,456
2
SantanaView →
344$145K$1,386——$823
3
MoemaView →
342$345K$2,979——$1,774
4
Santo AmaroView →
333$234K$1,876——$1,157
5
Vila OlímpiaView →
327$267K$2,816——$2,314
6
Vila MarianaView →
325$229K$2,408——$1,639
7
PerdizesView →
314$299K$2,090——$1,176
8
Jardim PaulistaView →
294$249K$2,754——$2,314
9
SaúdeView →
289$172K$1,707——$1,311
10
Vila AndradeView →
264$172K$1,347——$882

By property type

TypeListingsMedian sale$/m²*
ApartmentsView →
3,274$164K$2,028
HousesView →
1,545$183K$1,063
LandView →
198$137K$391
CommercialView →
464$131K$1,509

*An apartment’s m² is built interior area. For houses and land it includes the ground, so the two figures are not comparable to each other — this page’s headline uses apartments only.

By bedroom count — Apartments

ApartmentslistingsMedian$/m²
Studio43$146K$1,982
1 bedroom517$91K$2,504
2 bedrooms1,220$121K$1,886
3 bedrooms1,097$231K$2,012
4 bedrooms356$415K$1,995
5+ bedrooms41$540K—

By bedroom count — Houses

HouseslistingsMedian$/m²
Studio45$337K$1,104
1 bedroom11$90K$560
2 bedrooms249$110K$999
3 bedrooms735$172K$1,066
4 bedrooms359$320K$1,163
5+ bedrooms146$288K$983

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 m²120$116K—
Residential plot500 – 2,000 m²58$192K—
Suburban estate2,000 – 10,000 m²10$205K—
Rural / farm> 1 ha8$1M—

Price distribution

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

Price distribution — sale

<$50K
180
$50K-$100K
1145
$100K-$200K
1869
$200K-$500K
1618
$500K-$1M
469
>$1M
200

Price distribution — rent

<$300
175
$300-$600
576
$600-$1K
508
$1K-$2K
542
$2K-$5K
562
>$5K
307

Projects

New developments with available units.

Active developers

Companies with active projects here.

Caris IncorporadoraLivingEztecTrisulInovcorpMetria Realty

Frequently Asked Questions about São Paulo

Prices in São Paulo vary by neighborhood and property type. There are currently 0 listed properties you can browse to get an up-to-date sense of pricing.
The neighborhoods with the most real estate activity in São Paulo are Água Rasa, Alto de Pinheiros, Anhanguera, Aricanduva, Artur Alvim. Água Rasa leads with 0 properties and a median price of —. 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 purchase price of — and rents starting at —/mo, the price-to-rent ratio in São Paulo favors buying if you're staying 3+ years. There are currently 0 properties for sale and 0 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 0 active properties across 0 neighborhoods, with a median price of — and a cost per m² of —/m². With 0 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.

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Methodology

This page analyzes 8,151 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 →

In parentheses: analyzed market listings, not only those published on TuLugar.

Data as of 2026-08-17 · refreshed 2026-08-17 03:00 UTC