What's a typical lease term in São Paulo?

5 years for institutional Class A. Shorter terms are achievable on smaller floor plates with stronger covenants.

How is rent quoted in São Paulo?

In BRL/sqft/year. We also publish a USD-normalised view ($40/sqft/yr) for cross-market comparison.

Net leases.

Typical lease length: 5 years.
Typical rent-free: 6 months.
Vacancy: 19.4%; trend rising.
Net leases.

São Paulo office lease norms

Net leases.

TL;DR

Typical lease length: 5 years.
Typical rent-free: 6 months.
Vacancy: 19.4%; trend rising.
Net leases.

Structure

Net leases. 5-year terms standard with statutory renewal rights under Brazilian commercial lease law (Lei do Inquilinato). Free rent of 4-9 months and TI of BRL 600-1,200/sqm typical.

Negotiating levers

Free rent and TI remain the most negotiable line items; landlords prefer concessions to face-rent cuts because they preserve headline rent and implied valuation. Always model effective rent (face minus PV of concessions).

Key facts

city	São Paulo
country	Brazil
region	Americas
classARentLocal	200 BRL/sqft/yr
classARentUsd	$40/sqft/yr
vacancy	19.4%
typicalLeaseYears	5
typicalRentFreeMonths	6
submarkets	5
primeYieldPct	7.6%

Frequently asked questions

What's a typical lease term in São Paulo?: 5 years for institutional Class A. Shorter terms are achievable on smaller floor plates with stronger covenants.
How is rent quoted in São Paulo?: In BRL/sqft/year. We also publish a USD-normalised view ($40/sqft/yr) for cross-market comparison.

Editorial provenance

Reviewed by Miriam Hollander — Lead market analyst. Last updated 2026-04-15. See our methodology and editorial standards.

Primary sources for this page

CBRE Marketview reports — CBRE
JLL Office Insight — JLL
Cushman & Wakefield Marketbeat — Cushman & Wakefield
Savills World Research — Savills
Colliers Global Office Outlook — Colliers

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