The Most Expensive City in Brazil: Condominium Costs the Equivalent of a Car Installment and Income Tax That Takes Up a Large Part of the Salary

Written by Felipe Alves da Silva

Published on 27/06/2025 at 19:07

Edifícios de alto padrão na região da Faria Lima, em São Paulo, com moradia entre as mais caras do país.

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São Paulo has been confirmed as the most expensive city in Brazil in 2025, according to a survey by Quinto Andar in partnership with Instituto Locomotiva. The cost of living for a family of four already exceeds R$ 16,000 per month, driven by prices for rent, condominium, transportation, and food, in addition to high income taxation.

Data published by Quinto Andar indicates that living in the São Paulo capital demands, on average, R$ 16,128 per month for a family composed of two adults and two children. This amount takes into account essential expenses such as housing, fixed bills, food, transportation, health, and leisure. This figure is the highest among all Brazilian capitals.

Moreover, São Paulo also leads the ranking for the most expensive square meter for rent among the capitals, with an average of R$ 65.63/m² in central neighborhoods. In areas like Vila Olímpia, Pinheiros, and Moema, this amount can exceed R$ 100/m², meaning that a 50 m² apartment could cost over R$ 5,000 just in rent.

According to FipeZap, the São Paulo capital also stands out in the real estate appreciation index, with an average selling price around R$ 11,472/m². In high-end neighborhoods, such as Vila Nova Conceição, the price exceeds R$ 21,000/m², further restricting access to housing.

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Condominium Fees Are Equivalent to Car Payments

In addition to high rent, condominium fees in São Paulo are among the most expensive in Brazil. According to the management company Lello, the average cost in the city is around R$ 11.71/m², which translates to approximately R$ 1,171 per month for a 100 m² apartment. In buildings with complete infrastructure and high-end services, this cost can exceed R$ 1,500.

This amount practically equals the monthly payment of a popular vehicle financed over five years. The fixed monthly expenditure on condominium fees, combined with rent, can surpass R$ 6,000 in median properties of 80 m² located in valued neighborhoods such as Itaim Bibi, Brooklin, or Bela Vista.

Residents of condominiums with club-style services, armored security, generators, professional gyms, and coworking report monthly fees exceeding R$ 2,000, turning condominium costs into a significant burden in family financial planning.

Income Tax Limits Net Income

The Income Tax is another factor that pressures the financial lives of São Paulo residents. Professionals earning more than R$ 4,664.68 per month are subject to the maximum rate of 27.5%. With the new income tax table in effect since 2024, only those earning up to R$ 2,640 per month are exempt, representing a minority in the capital.

In practice, this means that workers with incomes above the national average find a significant portion of their earnings compromised even before they receive their net salary. Moreover, property owners renting out apartments in the city also pay income tax on the received amount, further increasing the urban tax burden.

The cost of housing, combined with taxes, considerably reduces the margin for savings and investment, forcing many middle-class families to reassess their consumption habits.

Comparison with Other Brazilian Cities

While São Paulo leads the cost of living ranking, other cities like Rio de Janeiro, Santos, Porto Alegre, and Brasília also appear on the list of the most expensive, but with lower average values. Rio, for instance, has a monthly cost of living of R$ 15,066, while Santos records an average of R$ 14,321.

Despite the high values, these cities still maintain condominium and rental costs below those in São Paulo. In Salvador, Recife, Curitiba, and Belo Horizonte, the cost of living ranges between R$ 10,000 and R$ 13,000 per month for a family with the same profile.

Living Well Requires Sacrifices

Faced with economic pressure, many residents have sought alternatives to maintain their standard of living without compromising all their income. Strategies include moving to more distant neighborhoods, renting smaller properties, co-living, or even migrating to neighboring cities in the Metropolitan Region such as Barueri, Osasco, or São Caetano.

Additionally, the number of people choosing to share housing or opt for short-term rentals as an alternative to long contracts is on the rise. Despite this, the high cost of living in the São Paulo capital remains a challenge for those wishing to maintain comfort, security, and infrastructure without exceeding their budget limits.

The information used in this report was obtained from surveys published by the Quinto Andar platform and articles published by the UOL and Exame portals between 2024 and 2025. The data considers averages of cost of living, rental and condominium values, in addition to real estate market analyses in the main regions of São Paulo.

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