Oabitat IMÓVEIS DE LUXO
Ferramentas de investimento · oabitat.com
Faça uma simulação do rendimento líquido real de um imóvel no Rio de Janeiro convertido para o Airbnb — custo de aquisição, ocupação, impostos e despesas de manutenção, tudo em um só lugar.
Seus números
Os valores padrão são definidos com base no desempenho real de anúncios do Airbnb com serviço completo em Ipanema/Copacabana.
Aquisição
Reforma
Desempenho esperado
Impostos e despesas recorrentes
Pessoas físicas não residentes pagam uma alíquota fixa de 15% sobre os rendimentos provenientes de aluguéis no Brasil.
Gerenciamento de propriedades
Valorização imobiliária
Para compradores internacionais
Net yield
Annual net profit ÷ total acquisition cost
Real yield (after inflation): —
Total return (yield + appreciation): —
Price / m²
—
Payback period
— yrs
Days rented
—
In your currency — USD
Based on the exchange rate you entered — update it for accuracy, as rates move daily.
Multi-year outlook
Property value grows at your appreciation rate; rental profit grows at your inflation rate.
Property value
—
Cumulative rental profit
—
Total gain
—
Return multiple
—
Rio de Janeiro remains one of the most visited cities in South America, and short-term rental demand in neighborhoods like Ipanema, Copacabana, and Leblon consistently outperforms long-term rental yields — often by a factor of two or three. Full-service apartment-hotel buildings, with on-site cleaning, maintenance, and 24-hour reception, are especially well suited to Airbnb conversion, since they reduce the operational burden for owners who don’t live in Brazil year-round.
This calculator is built on Oabitat’s own portfolio performance data, not generic market averages. It accounts for the full cost stack a foreign or domestic buyer actually faces: purchase price, closing costs, Brazilian turnover tax, condominium fees, IPTU, insurance, and — if applicable — professional property management.
Net yields on well-located, full-service units in Ipanema and Copacabana typically fall in the 8–15% range annually, well above Brazilian long-term rental yields of 4–6%. Use the calculator above with your own numbers for an exact estimate.
It depends on who’s receiving the income:
Company: taxed on gross turnover, with the rate depending on the tax regime chosen — often starting around 6%, though the exact figure varies by revenue and activity type. Oabitat’s own company, for example, pays around 11%.
Brazilian tax resident (individual): taxed under the progressive income tax table (IRPF) on net income after deductions, topping out at a 27.5% marginal rate. This isn’t a flat cut of gross rental revenue, so it doesn’t reduce to a single percentage the way the other two do — a Brazilian accountant can calculate your actual effective rate.
Nonresident (individual): a flat 15% tax on gross Brazilian rental income, generally applying if you spend under 183 days per year in Brazil.
The calculator models the company and nonresident cases directly, since both are flat rates on turnover.
Self-management maximizes yield but requires being on the ground or having reliable local support. Professional management (commonly around 20–25% of gross revenue) trades some yield for a fully hands-off investment — toggle between the two in the calculator to compare.
A good renovation typically runs around BRL 5,000/m², while a luxury renovation can reach BRL 10,000/m² or more. The real cost depends heavily on the materials you choose and the starting condition of the apartment. Units that already have solid electrical and plumbing systems need mostly cosmetic and finishing work, which costs far less than a full renovation involving structural changes and rebuilding the infrastructure from scratch.
Location is the biggest factor, but distinctive features move the needle too. A unique view, a private balcony, or building amenities like a pool or gym help a listing stand out from the competition and typically support a meaningfully higher nightly rate than a comparable unit without them.
Yes — many buyers do both. A common approach is reserving under 183 days per year for personal use, which generally keeps you below the threshold for becoming a Brazilian tax resident, while renting out the rest of the year for income. The calculator’s “Days reserved for personal use” field lets you model exactly this balance. Since residency rules depend on visa type and individual circumstances, confirm the specifics with a Brazilian tax advisor.
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