Zap Imóveis 與 VivaReal 聖保羅及裏約熱內盧各區每平方米叫價：19,000 則新樓盤廣告（2026 年 11 月）

Zap Imóveis and VivaReal are the two largest property portals in Brazil. Both belong to OLX Brasil, neither offers a public API for listing data, and the "preço do m² em São Paulo" figures you find online are usually index numbers without the listings behind them.

I pulled every listing created in the three days to 31 October 2026 in 13 neighborhoods of São Paulo and 13 of Rio de Janeiro (sale), every rental created in the same window in both cities, and every new-development page the portals list there: 19,032 listings after de-duplication plus 1,130 development pages, 10,609 of them residential apartments with a price and an area, and computed median asking prices per square metre by neighborhood, rent per square metre, a gross asking yield, condominium fees as a share of rent, and how much of this inventory is shared between the two portals. Data as read on 31 October 2026, 17:47–18:37 UTC.

Resumo em português: este estudo usa anúncios criados nos três dias até 31/10/2026 em 13 bairros de São Paulo e 13 do Rio de Janeiro (venda), todos os anúncios de aluguel das duas cidades no mesmo período e todos os lançamentos listados. São preços pedidos, não transações registradas. Mediana do preço pedido por m² em apartamentos: Ipanema R$ 24.538, Leblon R$ 24.359, Pinheiros R$ 18.824, Itaim Bibi R$ 18.645, Vila Olímpia R$ 18.512, Moema R$ 18.456, Jardim Paulista R$ 15.163, Vila Mariana R$ 14.053, Botafogo R$ 13.499, Copacabana R$ 13.158, Tijuca R$ 6.417, Méier R$ 4.385. Aluguel mediano por m²: Vila Nova Conceição R$ 128, Vila Olímpia R$ 122, Leblon R$ 119, Ipanema R$ 116, Pinheiros R$ 107, Copacabana R$ 79, Tijuca R$ 38. O rendimento bruto estimado (aluguel pedido × 12 ÷ preço pedido) fica entre 5,7% (Ipanema) e 8,2% (Santo Amaro e Vila Andrade). O condomínio equivale a 22% do aluguel em São Paulo e 28% no Rio (medianas). Zap e VivaReal publicam os mesmos anúncios: 1.610 de 1.612 ids apareceram nos dois portais com preço, área e anunciante idênticos. Perguntas frequentes em português no fim do artigo.

The short answer

• Ipanema and Leblon ask the most per square metre: R$ 24,538 and R$ 24,359 median, across 173 and 155 apartments listed in three days. São Paulo's top four sit together at R$ 18,456–18,824 (Pinheiros, Itaim Bibi, Vila Olímpia, Moema). The cheapest neighborhoods studied are in Rio's Zona Norte: Méier R$ 4,385 and Engenho Novo R$ 3,571, between a fifth and a seventh of Ipanema.
• Rent per square metre is highest where small units dominate: Vila Nova Conceição (R$ 128/m²/month), Vila Olímpia (R$ 122), Leblon (R$ 119), Ipanema (R$ 116), Itaim Bibi (R$ 111) and Pinheiros (R$ 107). Across São Paulo, studios and kitnets rent for R$ 100/m² against R$ 57/m² for two-bedroom flats.
• Gross asking yields run from 5.7% to 8.2% (median rent per m² × 12 ÷ median sale price per m²): Ipanema 5.7%, Leblon 5.8%, Vila Mariana 6.3%, Pinheiros 6.8%, Copacabana 7.2%, Vila Olímpia 7.9%, Santo Amaro and Vila Andrade 8.2%. Median 7.1% across 11 São Paulo neighborhoods and 6.6% across 9 in Rio. Cheaper neighborhoods yield more; this is an asking-price estimate before vacancy, fees and tax.
• The condominium fee is a quarter of the rent: median 21.6% of the monthly rent in São Paulo (R$ 915 on a R$ 3,500 rent) and 27.8% in Rio (R$ 1,197 on R$ 3,900). 92% of rental listings show the fee. The IPTU field is unreliable: a third to two fifths of the values are too small to be yearly.
• Zap Imóveis and VivaReal are one inventory. In four neighborhoods pulled from each portal separately, 1,610 of 1,612 listing ids appeared on both, with identical price, area, advertiser and creation date. Scraping both portals adds nothing.
• São Paulo has ten times Rio's new-development pages: 1,024 launch listings against 106; 52% under construction, 36% already built, 12% still on plan. Vila Mariana (58), Pinheiros (48), Perdizes and Indianópolis (35 each) lead São Paulo; Recreio (21) and Barra da Tijuca (20) lead Rio.

How the numbers were measured

• Source: the listings service behind zapimoveis.com.br and vivareal.com.br, read with the Zap Imóveis & VivaReal Scraper Actor on Apify (build 0.1.10) with includeImages: false. Asking prices as advertised; no registered transactions.
• Sale, by neighborhood: business: sale, portals: [zap], postedWithinDays: 3, maxResults: 0, one search per neighborhood. Runs W4zMW87vAifpYrSJj (Pinheiros, Moema: 865 rows), dIR1Tfv8e4UgM4teI (Copacabana, Tijuca: 746), BvbVenN6oNWlVd9uB and ccbnMYcEDPeUadRfK (30 neighborhoods each, 2,103 and 2,081 rows), Ta5YbWxR91MtTByk4 and 35CpL9LV9rRbzncka (8 neighborhoods each, 3,523 and 2,861 rows). The portals' service answers at most about 1,000 listings per search, which a three-day window in one neighborhood stays under, so a neighborhood search is complete when every page of it was read. The two 30-neighborhood runs hit their 15-minute cap and had a few page requests refused (HTTP 403) once the site started throttling; neighborhoods affected were pulled again in the 8-neighborhood runs, and a neighborhood counts only from a run that read all of it. That gives 13 per city: Pinheiros, Moema, Vila Mariana, Itaim Bibi, Vila Andrade, Jardim Paulista, Perdizes, Vila Olímpia, Indianópolis, Mooca, Bela Vista, Santo Amaro and Ipiranga in São Paulo; Copacabana, Tijuca, Ipanema, Flamengo, Recreio dos Bandeirantes, Méier, Centro, Botafogo, Barra da Tijuca, Engenho Novo, Vila Isabel, Leblon and Barra Olímpica in Rio. Nothing is extrapolated to the rest of either city.
• Rent, whole city: business: rent, postedWithinDays: 3 for São Paulo (run UJEpgiCVr6wGGmAMy, 7,029 rows, 226 seconds) and postedWithinDays: 7 for Rio (82kcYnoOamSiTZu6U, 1,547 rows, plus the three-day run UnlFAAKhfEKhCD4Tc, 942 rows), no truncation reported. Rentals priced per day (temporada) are left out by default; every rent here is monthly.
• Developments: listingType: development, both cities, both portals, run iwun0HiqhkXIEO4Dg, 1,130 rows, no date window.
• Portal overlap: the first two neighborhood pairs pulled again with portals: [vivareal] (runs EmJP7NlmEKU1DYTf0 and RehrSPAWXA1CLoVEw) and compared by listing id.
• Cleaning: residential apartments only (unitTypes APARTMENT and usageTypes RESIDENTIAL; houses, penthouses, flats, offices and land are excluded from the per-m² tables). A listing needs a price and a usable area; usable area between 15 and 1,000 m²; sale price at least R$ 50,000 and R$ 1,000–60,000 per m²; rent at least R$ 300 a month and R$ 5–400 per m². That dropped 36 sale and 16 rent apartments. Price per m² is priceBrl / usableAreaSqm (it matched the Actor's pricePerSqmBrl to the cent). One row per listing id and business: 281 ids carry both a sale and a rent price and count once on each side. Medians throughout; a neighborhood is shown only with at least 30 clean listings.
• Window: createdAt from 28 October (three days before each run) to 31 October 18:12 UTC for sale and São Paulo rent; from 24 October for Rio rent. Listings re-published with an old creation date are not in the window.
• Two city-wide sale pulls (eMciqFFpnOwptY2m3, 4,347 rows; Rbivjh8ClhIXv3fPW, 5,349 rows) reached their time cap while reading 64 price bands round-robin. They are balanced by price band rather than by volume, so they were used only to rank neighborhoods by activity, never for a median.

Sale: median asking price per m² by neighborhood

Residential apartments created in the three days to 31 October 2026. IQR is the interquartile range of price per m².

São Paulo

Rio de Janeiro

Across the 13 São Paulo neighborhoods together (4,159 apartments) the median is R$ 14,286/m², with a tenth-to-ninetieth percentile range of R$ 8,333–25,385; across the 13 Rio neighborhoods (2,817 apartments) R$ 9,849/m² and R$ 4,067–23,451. Rio's spread between neighborhoods is far wider than São Paulo's: Zona Sul (Ipanema, Leblon) asks five to seven times Zona Norte (Méier, Engenho Novo) per square metre, while São Paulo's cheapest neighborhood in the set (Vila Andrade) is still half of Pinheiros. The spread inside a neighborhood is as wide as the gap between neighbors: a quarter of Pinheiros listings ask more than R$ 23,200/m² and a quarter less than R$ 14,474/m².

Three days is a lot of listings. Pinheiros alone had 695 new sale listings of all types in 72 hours (527 clean apartments), Jardim Paulista 606 clean apartments and Copacabana 459 listings. The portals' totals for a whole neighborhood run to the tens of thousands (Pinheiros showed 21,889 sale listings in total, Jardim Paulista 20,962), which is why this study uses the creation date rather than everything on the site. Among the 5,869 São Paulo sale listings in the window, 72% were apartments, 9% houses, 6% offices, 4% serviced flats and 3% penthouses; in Rio's 4,517, 67% apartments, 9% penthouses, 9% offices and 5% houses.

Rent: median asking rent per m² by neighborhood

Residential apartments, monthly rent, whole city, neighborhoods with at least 30 clean listings.

São Paulo (rentals created 28–31 October 2026)

Rio de Janeiro (rentals created 24–31 October 2026)

City-wide, the median São Paulo apartment for rent (2,754 clean listings in three days) is 56 m² at R$ 3,500 a month, R$ 66.7/m²; in Rio (879 listings in seven days) 75 m² at R$ 3,900, R$ 51.7/m². Rentals are a smaller share of what gets listed: apartments were 39% of São Paulo's 7,029 new rental listings (offices 18%, shops 13%, houses 11%, serviced flats 6%, warehouses 5%) and 55% of Rio's 1,617.

Gross asking yield by neighborhood

Median rent per m² per month × 12, divided by the median sale price per m² of the same neighborhood. Both are asking prices from the same three days (Rio rent: seven days), so this is a gross, pre-negotiation, pre-vacancy figure, before the condominium fee, IPTU and income tax.

Six sale neighborhoods had fewer than 30 rentals in the window and so have no yield here: Moema (28), Ipiranga (23), Centro (20), Vila Isabel (10), Méier (8) and Engenho Novo (2); Rio's Zona Norte is listed for sale far more than for rent on these portals. The ordering is the usual one: the two most expensive neighborhoods have the lowest asking yields, and the best yields are in mid-priced São Paulo (Santo Amaro, Bela Vista, Vila Andrade) where rents per m² hold up better than sale prices. Median 7.1% in São Paulo, 6.6% in Rio.

Studios and one-bedrooms cost the most per m²

Price per m² falls with size, then rises again at the luxury end. In the 13 São Paulo neighborhoods, studios and kitnets (unitSubTypes STUDIO or KITNET) ask R$ 18,400/m² against R$ 12,823/m² for two-bedroom and R$ 13,044/m² for three-bedroom apartments; four or more bedrooms climb back to R$ 14,683/m². Rent behaves the same way across the whole city.

A São Paulo studio rents for a median R$ 2,870 and sells for R$ 500,000; a two-bedroom for R$ 3,300 and R$ 930,000. Two-bedroom apartments are the largest rental class in both cities (40% of São Paulo rentals, 44% of Rio's); on the sale side three-bedroom units lead in São Paulo (33%) and two- and three-bedroom units tie in Rio (34% each).

Condominium fee and IPTU

Brazilian listings show the monthly condominium fee (monthlyCondoFeeBrl) and the yearly property tax (yearlyIptuBrl) next to the price. The fee is well filled: 92.6% of São Paulo rental apartments and 91.6% of Rio's show one, as do 94–95% of sale listings.

For a tenant the fee is the cost that matters: the median all-in monthly outlay (rent + fee + IPTU/12, where all three are shown) is 1.23× the rent in São Paulo and 1.28× in Rio. By size, the fee's share of rent rises from 18% for São Paulo studios to 26% for four-bedroom units; in Rio it is 21–31% in every class.

IPTU is another matter. The field is filled on 76–86% of listings, but 42.8% of São Paulo rental values and 33.3% of Rio's are R$ 200 a year or less, which in these neighborhoods can only be a monthly amount typed into a yearly field. The medians (R$ 250 a year on São Paulo rentals, R$ 780 on São Paulo sales) are therefore not usable as a tax estimate. If you need IPTU, treat values under about R$ 300 as monthly, or look the property up by its CEP.

New developments: 1,130 launch pages, 90% of them in São Paulo

listingType: development returns the portals' launch pages (lançamentos), one per project, all published by OLX's own account. São Paulo had 1,024 and Rio 106 on 31 October 2026; VivaReal reported exactly the same counts, and every id was delivered once.

Over half of São Paulo's launches are one-bedroom projects, which matches the studio-heavy rental market above. A launch page quotes a price range and an area range; the record pairs the quoted price with the smallest unit, so a price per m² for developments is not computed in this study. The pages do carry the project name, construction status, coordinates and the unit mix, which is what a "new launches in Vila Mariana" feed needs.

Zap Imóveis and VivaReal list the same ads

Pinheiros, Moema, Copacabana and Tijuca were pulled once from Zap Imóveis and once from VivaReal with the same three-day window, a few minutes apart.

1,610 of 1,612 distinct ids were on both portals (the two exceptions were published between the two runs), and for every shared id the price, usable area, condominium fee, advertiser and createdAt were identical. Both sites read one OLX listing database; the portal is a skin. If you collect from both you will count everything twice, which is why the Actor delivers an id once even with both portals selected.

Who advertises

Sale listings are concentrated: in the 13 São Paulo neighborhoods, 418 advertisers posted the 4,159 clean apartments and the top five (Emcasa 769, Newcore 661, SH Prime Imóveis 223, Hit Imóveis 166, Ishikawa Imóveis 119) posted 47%. In Rio's 13, 434 advertisers, top five 46% (Nova Época Imóveis 552, Maisveloz Leblon 342, Maisveloz Imóveis Laranjeiras 176, Newcore 130, Styllus Méier Alfa 105). Rentals are fragmented: 893 advertisers in São Paulo with the top five at 10.6%, 491 in Rio at 7.4%. A CRECI licence number is shown on 67–83% of listings; the rest are private owners or agencies that left it out. 54–70% of listings carry coordinates, and 93–99% show the street.

Get Zap Imóveis and VivaReal listings as JSON, CSV or Excel

The Zap Imóveis & VivaReal Scraper returns one row per listing: price, condominium fee, IPTU, price per m², usable and total area, bedrooms, bathrooms, suites, parking, property type and sub-type, construction status, address with neighborhood, zone, CEP and coordinates, creation and update dates, advertiser name and CRECI, and up to ten photo URLs. Filters for city, neighborhood, sale or rent, price, bedrooms, area, property type and listing age, newest first, with an only-new mode for daily feeds. No login or proxy setup, $1 per 1,000 listings plus $0.001 per run. The listings behind this article were read in 14 runs.

New two-bedroom apartments for sale in Copacabana, in one HTTP call:

curl -X POST "https://api.apify.com/v2/acts/data_daemon~zap-imoveis-vivareal-scraper/run-sync-get-dataset-items?timeout=300" \
  -H "Authorization: Bearer $APIFY_TOKEN" \
  -H "Content-Type: application/json" \
  -d @input.json

with input.json (a UTF-8 file, because curl.exe on Windows mangles accented characters in -d strings):

{
  "locations": ["Rio de Janeiro, RJ"],
  "neighborhoods": ["Copacabana"],
  "business": "sale",
  "propertyTypes": ["apartment"],
  "minBedrooms": 2,
  "postedWithinDays": 1,
  "includeImages": false,
  "maxResults": 50
}

A row looks like this:

{
  "id": "2920089342",
  "portal": "Zap Imóveis",
  "url": "https://www.zapimoveis.com.br/imovel/venda-apartamento-4-quartos-com-piscina-santana-zona-norte-sao-paulo-sp-153m2-id-2920089342/",
  "title": "Apartamento com 4 Quartos à venda, 153m²",
  "business": "sale",
  "listingType": "used",
  "priceBrl": 1300000,
  "monthlyCondoFeeBrl": 2395,
  "yearlyIptuBrl": 5000,
  "pricePerSqmBrl": 8496.73,
  "usableAreaSqm": 153,
  "bedrooms": 4,
  "parkingSpaces": 3,
  "unitTypes": ["APARTMENT"],
  "usageTypes": ["RESIDENTIAL"],
  "neighborhood": "Santana",
  "zone": "Zona Norte",
  "city": "São Paulo",
  "stateCode": "SP",
  "zipCode": "02403010",
  "latitude": -23.491836,
  "longitude": -46.631268,
  "createdAt": "2026-10-30T18:13:08.506+00:00",
  "advertiserName": "…",
  "advertiserCreci": "…"
}

To reproduce the Pinheiros and Moema rows of the sale table with the Python client and pandas (865 listings, about $0.87 at the list price, under a minute):

from apify_client import ApifyClient
import pandas as pd

client = ApifyClient("<YOUR_APIFY_TOKEN>")
run = client.actor("data_daemon/zap-imoveis-vivareal-scraper").call(
    run_input={
        "locations": ["São Paulo, SP"],
        "neighborhoods": ["Pinheiros", "Moema"],
        "business": "sale",
        "portals": ["zap"],
        "postedWithinDays": 3,
        "includeImages": False,
        "maxResults": 0,  # no cap: every listing created in the last 3 days
    },
    timeout_secs=600,
)
df = pd.DataFrame(client.dataset(run["defaultDatasetId"]).iterate_items())

# residential apartments with a price and a usable area, inside plausible bounds
apts = df[df["unitTypes"].apply(lambda t: "APARTMENT" in t) & df["priceBrl"].gt(0) & df["usableAreaSqm"].gt(0)].copy()
apts["price_per_m2"] = apts["priceBrl"] / apts["usableAreaSqm"]
apts = apts[apts["usableAreaSqm"].between(15, 1000) & apts["price_per_m2"].between(1000, 60000)]

print(len(df), "listings,", len(apts), "clean apartments")
summary = apts.groupby("neighborhood").agg(
    listings=("id", "size"),
    median_price_per_m2=("price_per_m2", "median"),
    median_area_m2=("usableAreaSqm", "median"),
    median_price=("priceBrl", "median"),
    with_condo_fee=("monthlyCondoFeeBrl", lambda s: round(s.gt(0).mean(), 2)),
).round(0).sort_values("median_price_per_m2", ascending=False)
print(summary.to_string())

865 listings, 668 clean apartments
              listings  median_price_per_m2  median_area_m2  median_price  with_condo_fee
neighborhood
Pinheiros          527              18824.0            72.0     1200000.0             1.0
Moema              141              18456.0           105.0     1449560.0             1.0

For a daily feed of new listings under a price per m², schedule a task with postedWithinDays: 1, onlyNewSinceLastRun: true and maxResults: 0, and filter pricePerSqmBrl on your side: each listing is delivered and charged once. From an AI assistant, add the MCP connector https://mcp.apify.com/?tools=data_daemon/zap-imoveis-vivareal-scraper in Claude, ChatGPT or Cursor and ask "quais apartamentos de 2 quartos entraram em Pinheiros hoje abaixo de R$ 15 mil o m²?".

Limitations

• Asking prices, not transactions. Nothing here says what a buyer paid. Registered prices in Brazil sit with the cartórios and the municipal ITBI records, not the portals.
• Three days, 26 neighborhoods. The sale tables cover the listings created between 28 and 31 October 2026 in 13 neighborhoods per city, chosen because they were the busiest in a city-wide sample and could be read completely. They are not a city average: São Paulo's set leans to the centre-south and west, Rio's to Zona Sul, Barra and the Méier axis; Zona Leste, Zona Oeste and the suburbs are largely absent.
• A listing is not a unit. Agencies re-list the same apartment, and 281 ids carried both a sale and a rent price. Duplicate ads of one property under different ids are not detected.
• Usable area is what the advertiser typed. The 15–1,000 m² and R$ 1,000–60,000/m² bounds remove obvious typos (36 sale and 16 rent apartments), not subtle ones.
• IPTU is often entered monthly in a yearly field (see above). The condominium fee looked consistent.
• Weekday window. 28–31 October ran Wednesday to Saturday; listing volumes on other days are not measured.

FAQ

What is the asking price per m² in São Paulo in November 2026?
In listings created 28–31 October 2026: Pinheiros R$ 18,824 per m² (median of 527 apartments), Itaim Bibi R$ 18,645, Vila Olímpia R$ 18,512, Moema R$ 18,456, Indianópolis R$ 15,811, Jardim Paulista R$ 15,163, Vila Mariana R$ 14,053, Perdizes R$ 13,509, Santo Amaro R$ 12,909, Ipiranga R$ 12,130, Bela Vista R$ 11,111, Mooca R$ 9,297, Vila Andrade R$ 8,776. Across the 13 neighborhoods the median was R$ 14,286 and the tenth-to-ninetieth percentile range R$ 8,333–25,385.

What is the asking price per m² in Rio de Janeiro?
Ipanema R$ 24,538 per m² (173 apartments), Leblon R$ 24,359, Barra da Tijuca R$ 14,239, Botafogo R$ 13,499, Copacabana R$ 13,158, Flamengo R$ 12,308, Barra Olímpica R$ 9,821, Recreio R$ 7,996, Centro R$ 7,859, Tijuca R$ 6,417, Vila Isabel R$ 4,863, Méier R$ 4,385, Engenho Novo R$ 3,571, same window.

What is the rental yield in São Paulo and Rio?
Gross asking yields of 5.7% (Ipanema) to 8.2% (Santo Amaro, Vila Andrade), median 7.1% across 11 São Paulo neighborhoods and 6.6% across 9 in Rio, computed as median asking rent per m² × 12 divided by median asking sale price per m². Net yields after vacancy, condominium fee and tax are lower.

How much is the condomínio compared with the rent?
Median 21.6% of the monthly rent in São Paulo and 27.8% in Rio; a quarter of Rio rentals carry a fee above 38% of the rent.

Are Zap Imóveis and VivaReal the same listings?
Yes. 1,610 of 1,612 listing ids in four neighborhoods appeared on both portals with identical price, area, advertiser and creation date. One portal is enough.

Is there a Zap Imóveis or VivaReal API?
Not a public one for listing data. The portals' pages load their listings from a JSON service, which the Actor above reads and returns through Apify's API (POST https://api.apify.com/v2/acts/data_daemon~zap-imoveis-vivareal-scraper/run-sync-get-dataset-items), as a dataset you can download as JSON, CSV or Excel or append to Google Sheets.

Does the data include phone numbers?
No. Advertiser phone and WhatsApp numbers are not collected; the agency name and CRECI number identify the advertiser.

Perguntas frequentes (PT-BR)

Qual é o preço do m² em São Paulo em novembro de 2026?
Nos anúncios criados de 28 a 31/10/2026: Pinheiros R$ 18.824 por m² (mediana de 527 apartamentos), Itaim Bibi R$ 18.645, Vila Olímpia R$ 18.512, Moema R$ 18.456, Indianópolis R$ 15.811, Jardim Paulista R$ 15.163, Vila Mariana R$ 14.053, Perdizes R$ 13.509, Santo Amaro R$ 12.909, Ipiranga R$ 12.130, Bela Vista R$ 11.111, Mooca R$ 9.297, Vila Andrade R$ 8.776. São preços pedidos; nos 13 bairros, 80% dos anúncios ficaram entre R$ 8.333 e R$ 25.385 por m².

Qual é o preço do m² no Rio de Janeiro?
Ipanema R$ 24.538 por m² (173 apartamentos), Leblon R$ 24.359, Barra da Tijuca R$ 14.239, Botafogo R$ 13.499, Copacabana R$ 13.158, Flamengo R$ 12.308, Barra Olímpica R$ 9.821, Recreio R$ 7.996, Centro R$ 7.859, Tijuca R$ 6.417, Vila Isabel R$ 4.863, Méier R$ 4.385, Engenho Novo R$ 3.571, no mesmo período.

Quanto custa o aluguel por m² em São Paulo e no Rio?
Mediana da cidade: R$ 66,7 por m² ao mês em São Paulo (apartamento mediano de 56 m² por R$ 3.500) e R$ 51,7 no Rio (75 m² por R$ 3.900). Por bairro: Vila Nova Conceição R$ 128, Vila Olímpia R$ 122, Leblon R$ 119, Ipanema R$ 116, Pinheiros R$ 107, Copacabana R$ 79, Tijuca R$ 38.

Qual é a rentabilidade do aluguel em São Paulo e no Rio?
Rendimento bruto estimado com preços pedidos (aluguel por m² × 12 ÷ preço de venda por m²): de 5,7% em Ipanema a 8,2% em Santo Amaro e na Vila Andrade; mediana de 7,1% em 11 bairros de São Paulo e 6,6% em 9 do Rio. O rendimento líquido, depois de vacância, condomínio e imposto, é menor.

Quanto o condomínio pesa no aluguel?
Mediana de 21,6% do aluguel em São Paulo (R$ 915) e 27,8% no Rio (R$ 1.197). O campo de IPTU é pouco confiável: 43% dos valores em São Paulo e 33% no Rio são de até R$ 200 por ano, provavelmente valores mensais digitados no campo anual.

Zap Imóveis e VivaReal têm os mesmos anúncios?
Sim. 1.610 de 1.612 ids de anúncios em quatro bairros apareceram nos dois portais com preço, área, anunciante e data idênticos. Basta coletar de um.

Existe API do Zap Imóveis ou do VivaReal?
Não há API pública de anúncios. As páginas dos portais carregam os anúncios de um serviço JSON, que o Zap Imóveis & VivaReal Scraper lê e devolve como JSON, CSV ou Excel pela API da Apify, sem login nem configuração de proxy, a US$ 1 por 1.000 anúncios. Telefones e WhatsApp dos anunciantes não são coletados.

Numbers are asking prices from listings on Zap Imóveis and VivaReal as read on 31 October 2026, 17:47–18:37 UTC, for the neighborhoods and windows stated above. They describe what advertisers asked in those days, not Brazil's housing market. Data: zapimoveis.com.br and vivareal.com.br via the Zap Imóveis & VivaReal Scraper.