Accommodation in Brazil

Expats shouldn’t struggle to find accommodation in Brazil. There is generally a wide variety of options, including apartments, condominiums, and houses. Prices vary throughout the country, as larger cities tend to be much more expensive than smaller coastal ones.

Renting Accommodation in São Paulo 
Renting Accommodation in Rio de Janeiro

Types of accommodation in Brazil

Expats in larger cities, such as São Paulo and Rio de Janeiro, typically live in apartments, condominiums or houses in gated communities. Gated communities are especially popular as they offer security and many shared amenities such as swimming pools. Some apartment complexes and gated communities will have a doorman for added security.

Detached homes are not a commonality in major cities and are often found in smaller towns and cities and rural areas. Expats considering single-family homes should be aware that these houses typically do not have central heating or insulation, making them more vulnerable to the elements.

Young and single expats may benefit from sharing an apartment in the larger cities. This will decrease their cost of living and help them build their social circle.

Cost of Living in Brazil

Furnished or unfurnished

Furnished accommodation for long-term rent in Brazil is very rare. Most apartments and houses are rented unfurnished. They may even exclude light fittings and kitchen appliances. Typically, electricity and other services will also have been disconnected.

Furnished long-term rentals are few and far between. They typically come equipped with big-ticket furniture items such as sofas, beds, and televisions, and often appliances; expats will only need to bring linen in some cases. While this is convenient for expats who are only in Brazil for the short term, furnished accommodation is usually pricier but will often include utilities in the rental price as well.

Short lets

Brazil offers a fair few short-term accommodation options, including hotels, motels, pousadas (bed and breakfasts) and hostels. These options all range in comfort and expense levels, with hotels typically being the priciest and hostels the most affordable and least comfortable.

Short lets can be fantastic for new arrivals to Brazil who want to get a sense of an area before making a long-term commitment, or those who will only be in the country for a few months. Airbnb is one of the most popular platforms for finding short lets, and it is frequently more affordable than hotels.

Useful links

• Airbnb Brazil
• Vrbo
• Booking.com

Finding accommodation in Brazil

Some good ways to search for properties in Brazil include local newspapers, online property portals, and even word of mouth. There are many useful websites, although to get better prices, it’s best to use Portuguese sites rather than English ones aimed at foreigners.

Some expats find that hiring an experienced agent instead of going it alone can be immensely helpful. However, expats should be warned that the fees for their services can be high. Many rental agencies and landlords are unlikely to speak English, so when searching for an apartment, it’s worth taking someone who can speak Portuguese to assist with translation and interpretation.

Expats should never commit to a rental or pay any money without viewing the property in person first to avoid falling victim to a scam.

Relocation Companies in Brazil

Useful links

• Zap imóveis
• Vivareal
• OLX
• ImovelWeb

Renting accommodation in Brazil

To sign a lease, foreigners require a Brazilian Identity Card (Cadastro de Pessoas Físicas or CPF), which typically takes a few weeks to several months to finalise. Many people on a corporate assignment, therefore, live in a hotel or temporary accommodation until their residency papers are finalised.

Leases

The duration of a lease is normally two to three years, although short-term rentals are often available in coastal towns. Many properties are owned by foreigners or wealthy Brazilians who only use them for a few months of the year.

The rental contract (Contrato de Locação de Imóvel) is signed by the landlord and the lessee. Rental agreements are usually written in Portuguese, so it is recommended that expats who do not understand Portuguese have the contract translated or explained to them by a friend, co-worker or independent translation company before signing anything.

References and background checks

Expats renting in Brazil for the first time will need to prove they have a strong work history in the country. Otherwise, they will need one or two fiadors (guarantors) to sign the lease with them. Newcomers will also need to produce proof of income and proof of possession of the deposit. Additionally, some landlords may require tenants to provide a police clearance certificate.

Deposits

Renting property in Brazil can be expensive, although rental prices are often negotiable. A deposit equivalent to one to three months’ rent is normally expected. By law, landlords should put the deposit into a separate savings account. Any interest earned on the deposit is the renter’s once the contract has been terminated.

Pets

Many apartments and landlords restrict pets, although this must be explicitly stated in the rental contract. Expats can negotiate with their landlord to bring their furry friends with them. Landlords who will allow pets will usually require a pet deposit to ensure that any damage that may occur is covered.

Termination of the lease

Tenants can give their landlord at least 30 days’ notice should they wish to terminate the lease early. However, they must be prepared to forfeit their deposit as charges and taxes to the landlord. Should the landlord wish for the lease agreement to be terminated at the end of its duration, they will need to give the tenant three months’ notice. Expats are required to submit a written notice to the landlord.

Upon vacating the property, expats are encouraged to get it professionally cleaned to ensure they leave it in the same condition they found it in. It is also important to go through the inventory with the landlord to certify that everything is in order and avoid incurring unjust deductions from the deposit.

Useful links

• Ministry of Justice and Public Security

Utilities in Brazil

Electricity, water and any other utilities are usually excluded from the rental price. These need to be paid on top of the monthly rental. Expats may also need to pay property tax and condominium charges, if stipulated in the rental agreement, over and above rental fees and utilities.

Electricity

The electricity supply in Brazil is controlled on a state level, with each state having companies that provide power through a regulated distribution system. ANEEL, the federal energy regulator, oversees the market. Light serves most of Rio de Janeiro, and São Paulo is primarily served by Enel, which acquired the former AES Eletropaulo operations.

Brazil uses a combination of 127V and 220V systems; most states use 127V, but fortunately, most electrical appliances have a conversion switch. This makes it easier to travel between different regions. Some parts of Brazil have been known to have unstable power supply, which makes electrical surges common in these areas. Expats are encouraged to purchase and install a voltage regulator.

Gas

It’s not typical for gas to run through a main line in Brazil; it is rather sold in a tank and distributed by private companies. The biggest gas distributors in Brazil are Liquigás and Ultragaz, and these companies usually send trucks that play a jingle through Brazil’s neighbourhood streets to inform residents that they can exchange their empty gas tanks for full ones.

Water

Similar to electricity, water in Brazil is supplied by regional private and state-run companies. São Paulo receives its water supply from Sabesp (privatised in 2024), while Brasília is served by Caesb, and the water bill will often be included as part of the monthly condominium charge.

Upon moving in, expats can arrange with their building supervisor to have the water connected. Those who are moving into a detached home can call their regional water provider to arrange a new account under their name.

Telephone and internet

Expats will have a multitude of telephone and internet suppliers to choose from in Brazil. Fibre optic internet is now the dominant connection type in Brazil, with broadband widely available across major cities. The most common providers include Vivo, Claro, and regional ISPs. Well-known suppliers include Telefonica Brasil, Terra and UOL.

Keeping in Touch in Brazil

Bins and recycling

Waste removal and recycling differ in each state, with some states providing two waste collection trucks – one for food waste and non-recyclable waste and the other for glass, paper, cans and plastics. There are also people who collect recyclable materials, known as catadores, to sell to recycling companies that extract the raw materials from them. Expats are encouraged to visit the websites of their respective states and municipalities to learn more about waste collection and recycling.

Useful links

• Light and Enel
• Liquigás and Ultragaz
• Sabesp and Caesb