If you’re evaluating a property in Florianópolis as an investment, price per square meter is only half the equation. The other half—the one that determines whether the asset will work for you or merely exist—is rental yield.
The problem is that most of the most coveted neighborhoods in Florianópolis have the lowest yields. And neighborhoods with higher returns rarely appear in launch portals. This article puts the data on the table.
1. What Is Rental Yield and Why It Varies So Much by Neighborhood
Gross yield is the most direct measure of return on a rented property:
Gross yield = (annual rent / sale price) × 100
An apartment that costs R$ 800,000 and rents for R$ 4,000/month generates R$ 48,000/year—gross yield of 6% per year.
Why Upscale Neighborhoods Don’t Always Have Higher Yields
High-end neighborhoods have very high sale prices, but rent doesn’t increase in the same proportion. Jurerê Internacional is the clearest example: price per square meter reached R$ 25,136 in 2025, but long-term rental income did not keep pace with that rhythm—resulting in gross yield below 5% per year. Meanwhile, neighborhoods like Coqueiros and Ingleses, with price per square meter below R$ 10,000, deliver gross yields of 6% or more.
2. Methodology: How We Calculated the Data (FipeZAP, March/2026)
Sale prices by neighborhood collected from MySide (April/2026) and Portas/Loft (2025 report). Rental prices collected from Portas/Loft, WiMoveis/VivaReal, and Ibagy. Gross yield calculated using 80m² apartments (2 bedrooms) as the reference unit.
3. Central Table: Gross Rental Yield by Neighborhood in Florianópolis
| Neighborhood | Price per m² (sale) | Average Rent (80m²) | Gross Yield p.a. | Neighborhood Profile |
| Coqueiros | R$ 9,462/m² | R$ 3,800/month | 6.0% | Mainland; accelerated growth; families and professionals |
| Campeche (resale) | R$ 9,500/m² | R$ 4,000/month | 6.3% | South of island; university and family demand |
| Ingleses | R$ 9,025/m² | R$ 3,500/month | 5.8% | North of island; appreciation +28% in 12m; residential tourism |
| Downtown | R$ 14,041/m² | R$ 5,000/month | 5.3% | Established; high liquidity; good vacancy rates |
| Agronômica | R$ 15,818/m² | R$ 5,500/month | 5.2% | Most expensive neighborhood on the island; university elite and executives |
| Trindade | R$ 12,333/m² | R$ 4,200/month | 5.1% | Close to UFSC; stable academic demand |
| Jurerê Internacional | R$ 25,136/m² | R$ 8,000/month | 4.8% | Ultra-luxury standard; lowest yield, higher appreciation |
| FLN Average | R$ 13,106/m² | ~R$ 4,800/month | ~5.6% | FipeZAP reference March/2026 |
Yield by typology (FipeZAP/Ibagy—FLN average):
- 1 bedroom: 6.72% p.a.
- 2 bedrooms: ~5.5% p.a.
- 3 bedrooms: ~5.0% p.a.
- 4 or more bedrooms: 4.77% p.a.
4. The Highest-Yielding Neighborhood vs. The Most Appreciated Neighborhood
Ultra-Luxury (Jurerê Internacional, Agronômica): Lower Yield, Higher Appreciation
Jurerê Internacional recorded 50% appreciation in sale price between 2024 and 2025. But the same apartment renting for R$ 8,000/month generates gross yield of 4.8% per year. The thesis for Jurerê is not income—it’s capital appreciation.
Mid-Range Neighborhoods: Best Balance Between Yield and Appreciation
Campeche and Coqueiros deliver the best gross yields on the table—above 6%—with sale prices still below the city average. Coqueiros accumulated +13% appreciation in 12 months; Ingleses, +28%. These neighborhoods are in what analysts call an “entry window”: yield still competitive before appreciation compresses rental profitability.
5. Gross Yield vs. Net Yield: What Changes in Practice
| Discount | Impact on Yield |
| Real estate management fee (12% of rent) | −0.6 to 0.7 p.p. |
| IPTUIPTU — Imposto Predial e Territorial UrbanoTributo municipal anual sobre imóveis urbanos. Base de cálculo é o valor venal — quase sempre abaixo do valor de mercado — definido pela prefeitura.Ver tudo → | −0.2 to 0.4 p.p. |
| Historical vacancy FLN (~3% per year) | −0.2 p.p. |
| Maintenance and repairs (0.5–1% of property value/year) | −0.3 to 0.5 p.p. |
| Estimated Net Yield | 3.0% to 4.5% p.a. |
With the Selic at 14.50% per year, an LCILCI — Letra de Crédito ImobiliárioTítulo de renda fixa emitido por bancos com lastro em créditos imobiliários. Isento de IR para pessoa física e coberto pelo FGC até R$ 250 mil.Ver tudo → (tax-exempt real estate-backed bond) at 92% of CDI yields ~13.34% per year after tax. The negative spread is 8 to 10 percentage points. For every R$ 1 million locked into real estate, the investor is “paying” between R$ 80,000 and R$ 100,000 per year to not be in fixed income—in exchange for an asset that appreciates.
This doesn’t mean real estate is a bad investment. It means the thesis needs to be appreciation + income, not income alone.
6. How to Use These Data to Choose Where to Invest
- If current income is the priority: Campeche (resale), Coqueiros, and Ingleses deliver the best gross yields in the city—around 6%—with still-accessible entry prices and simpler operational management.
- If capital appreciation is the priority: Jurerê Internacional, Agronômica, and Beira-Mar Norte have a history of appreciation consistently above the national average.
- If the priority is balance between yield and appreciation: Coqueiros and Ingleses are the most interesting candidates in 2026. Both have yields above 5.5% and appreciation above the city average.
7. Frequently Asked Questions
Which neighborhood in Florianópolis has the highest rental yield?
Based on available 2026 data, Campeche (resale properties) and Coqueiros present the highest gross yields in the city—around 6.0% to 6.3% per year. Ingleses also stands out with approximately 5.8%. High-end neighborhoods like Jurerê Internacional end up with gross yields below 5%.
How do you calculate the rental yield of a property in Florianópolis?
The formula is straightforward: divide the annual rent by the property sale price and multiply by 100. Example: property valued at R$ 800,000, renting for R$ 4,000/month → R$ 48,000 per year → gross yield = 6%. To reach net yield, discount the management fee (12%), IPTU, estimated vacancy (3%), and maintenance—the result will fall between 3% and 4.5% per year.
What is the average rental yield in Florianópolis?
The average gross rental yield in Florianópolis is around 5.6% per year, based on FipeZAP data from December/2025 and January/2026. The net yield, after discounting operating costs, falls between 3.0% and 4.5% per year—considerably below the current Selic rate of 14.50%.
