by 
Published July 10, 2025 | By RoccoImob
The value of a property goes beyond location, square footage or construction standard. In the context of the real estate market, urban zoning in Brazil is a decisive technical factor and often overlooked by first-time buyers and investors. It determines what can or cannot be built in a certain area of the city, directly influencing the potential use, appreciation and liquidity of a property.
In this article, you will understand what urban zoning is, how it works in Brazil, and how it affects the price of residential, commercial, and land properties.
What is urban zoning?
Zoning is an urban planning instrument used by municipalities to organize the use and occupation of land. In other words, it defines which activities are allowed in each region of the city, based on technical, environmental, and social criteria.
These rules are described in the Municipal Master Plan and in the laws of land use and occupation. Each city has its own legislation and even different neighborhoods in the same city may have different rules.
Examples of common urban areas:
- Residential area: Predominantly focused on housing (houses and apartments)
- Commercial zone: intended for trade and service activities
- Mixed zone: allows residential and commercial use
- Industrial zone: aimed at the installation of industries
- Special zones (ZEU, ZEIS, among others): areas with specific uses defined by local urban policy
How does zoning impact the value of a property?
1. Construction potential
Properties located in areas with a higher coefficient of use tend to be worth more. This is because they allow larger constructions, such as vertical buildings or mixed-use developments, increasing the return for developers and investors.
Example: A plot of land with a utilization coefficient of 2 can allow the construction of a building with twice the area of the land. Another, with restrictions on use, may limit the appreciation.
2. Permitted destination
Exclusively residential areas are usually valued for the quality of life they provide, attracting families and end buyers. On the other hand, commercial or mixed zones are more attractive for those looking for rental income or future appreciation with the possibility of change of use.
3. Flexibility of use
The greater the flexibility allowed by zoning, the more valuable the property tends to be. The possibility of transforming a property into a specific business, offices or subdivisions expands your interest in the market and your potential return.
4. Expectation of change
The simple expectation of zoning revision can generate appreciation. Land in areas with plans to change the Master Plan or planned infrastructure works may appreciate even before the official change, which represents an opportunity for attentive investors.
Zoning and real estate liquidity
A property with a good structure, but located in an area with severe restrictions, may present resale difficulties. Smaller plots of land, but located in areas with high construction potential, are usually more sought after even if the value per square meter is high.
In other words, zoning affects not only the purchase price, but also the future liquidity of the property.
How to Consider Zoning Before Investing
Conscious investors and buyers should include the zoning study in their technical analysis. Some best practices include:
- Consult the urban zoning map on the city hall website
- Check the utilization coefficient and the occupancy rate of the area
- Monitor Master Plan revision projects
- Assess environmental or property constraints
- Count on the support of specialized professionals, such as consulting brokers and real estate agents with a technical focus
Conclusion
Urban zoning is one of the most important factors in the valuation of a property. It defines what can be done on a piece of land or building, directly impacting its use, value, and liquidity. Understanding these rules and following them closely can make all the difference for those who want to invest safely and with a return in the Brazilian real estate market.
FAQs
1. Can zoning change after the purchase of the property?
Yes. The municipality can review the Master Plan and change the zoning. This can have a positive impact (if it expands permitted uses) or negatively (if it imposes new restrictions).
2. How do I find out the utilization coefficient of my area?
This information is available on the zoning map of the city hall or in the land use and occupation legislation. Consulting with a qualified architect or broker also helps.
3. Are properties in strictly residential areas safer to invest in?
From the point of view of stability of use, yes. However, properties in more flexible areas can offer greater profitability or appreciation in the medium and long term.
- See Bombinhas from all angles. On this 360º tour, learn about the differentials that make the city one of the most desired destinations to live or invest in :
To delve deeper into the topic
If you want to better understand how urban planning, real estate investment and changes in Bombinhas influence the local market, also check out these complementary contents:
- Selic high and dollar falling: Why Brazil is on the radar of international investors
- Buying off-plan property in Bombinhas: What to consider before investing
- Preserved islands and new access in Bombinhas: What changes in mobility and appreciation
Join The Discussion