Over the last two decades, Curitiba has undergone a profound transformation in its housing profile, characterized by two simultaneous movements: an intense vertical densification in central neighborhoods and transport corridors, and an accelerated horizontal expansion toward the far south of the city. Between 2000 and 2022, the total number of dwellings grew across the board, but the rate of vacancy (unoccupied properties) also soared, reflecting changes in the dynamics of the real estate market and in people’s choices.
O Plural analyzed the available housing data since 2000 to verify the changes recorded in the city. The sources analyzed include the 2000, 2010 and 2022 Census, and the rental and sales research by Quinto Andar/Imovelweb.
While consolidated areas such as the Centro doubled their housing capacity through apartments, neighborhoods like Campo de Santana and Caximba recorded growth above 300%, establishing themselves as new urban frontiers. In terms of cost, the rental market in 2025 points to Prado Velho as the most expensive price per square meter in the capital, surpassing traditional strongholds such as Batel.
Below, we present a detailed analysis of housing evolution by neighborhood:
- Abranches: Evolved from 3.196 dwellings in 2000 to 5.655 in 2022. It maintains a predominantly house-based profile but saw a significant rise in housing in gated condominiums.
- Água Verde: One of the main poles of verticalization, it went from 17.180 to 25.689 dwellings. The neighborhood is dominated by apartments (over 19 thousand occupied units in 2022), while the number of houses fell in the period.
- Ahú: Posted steady growth, jumping from 3.687 to 5.512 total dwellings. Verticalization is evident, with apartments (3.395) outnumbering houses (1.362).
- Alto Boqueirão: Remains a large neighborhood, going from 14.439 to 20.354 dwellings. It is mostly made up of houses, although the number of apartments rose to 2.601 units.
- Alto da Glória: High-end neighborhood that reached 3.780 dwellings in 2022. It has the 8th most expensive m² in the city (R$ 55,3) and is massively verticalized.
- Alto da Rua XV: Went from 3.130 to 4.791 dwellings. It stands out for balancing residential quiet with services, with the 7th most expensive rent in the capital.
- Atuba: Had an expressive jump of 127%, going from 3.643 to 8.260 dwellings. The profile of vila houses and apartments grew in parallel with the urbanization of the region.
- Augusta: Practically tripled in size, evolving from 997 to 2.964 total dwellings between 2000 and 2022.
- Bacacheri: Grew from 7.231 to 11.422 dwellings. Verticalization advanced, with the number of occupied apartments (5.501) surpassing houses (3.920) in 2022.
- Bairro Alto: Consolidated with 18.006 dwellings in 2022. Despite growth, houses remain the dominant typology (13.127 occupied units).
- Barreirinha: Evolved moderately, from 5.039 to 6.911 dwellings. The number of unoccupied properties more than doubled between 2010 and 2022.
- Batel: The most sophisticated neighborhood, it had slower dwelling growth, from 4.171 to 5.764. It is almost entirely made up of apartments (4.335 occupied) and has the 5th most expensive m².
- Bigorrilho: One of the highest vertical densities, it jumped from 9.996 to 15.498 dwellings. It has one of the largest concentrations of apartments in the city (11.619).
- Boa Vista: Went from 9.227 to 15.026 dwellings. It shows balanced growth between houses (6.811) and apartments (5.710).
- Bom Retiro: Grew from 1.828 to 2.328 dwellings. It maintains its residential house profile, with little verticalization compared with its neighbors.
- Boqueirão: Major housing hub, it rose from 20.105 to 26.742 dwellings. It is marked by the predominance of houses and already paid-off dwellings.
- Butiatuvinha: Had 70% growth, reaching 5.270 dwellings. It is characterized by houses and horizontal condominiums.
- Cabral: High-end area that jumped from 4.664 to 7.376 dwellings. Verticalization is dominant, with 5.916 occupied apartments in 2022.
- Cachoeira: More than doubled its stock, going from 2.209 to 4.794 dwellings.
- Cajuru: One of the most populated neighborhoods, it grew from 24.902 to 36.626 dwellings. Houses are the housing base (28.605 occupied).
- Campina do Siqueira: Evolved from 2.292 to 3.620 dwellings. It reflects the trend of vertical densification along transport corridors.
- Campo Comprido: Grew significantly, from 6.841 to 14.456 dwellings. It became a hub of apartments, which total 7.629 occupied units.
- Campo de Santana: The largest proportional growth in Curitiba (+733%), jumping from 1.964 to 16.365 dwellings between 2000 and 2022. It has a high rate of properties “in acquisition.”
- Capão da Imbuia: Had moderate evolution, from 6.307 to 7.872 dwellings. Houses are widely predominant (5.553 occupied).
- Capão Raso: Grew from 10.462 to 17.127 dwellings. Verticalization is strong, with 5.591 occupied apartments.
- Cascatinha: Small neighborhood that rose from 586 to 907 dwellings.
- Caximba: Drastic expansion of 367%, going from 631 to 2.948 dwellings.
- Centro: Doubled its capacity (from 15.205 to 30.635 dwellings). It has the highest absolute number of apartments (21.876) and unoccupied properties (8.168).
- Centro Cívico: Went from 1.960 to 3.043 dwellings. It has the city’s 10th most expensive m² and high urban mobility.
- Cidade Industrial (CIC): Remains the neighborhood with the most dwellings, jumping from 43.890 to 71.481. Houses predominate (45.498), but apartments grew to 16.059 units.
- Cristo Rei: Had a jump from 5.231 to 10.328 dwellings. It is almost entirely verticalized, with 7.956 occupied apartments.
- Fanny: Evolved from 2.331 to 3.716 dwellings. The house profile is still strong (2.349).
- Fazendinha: Grew from 7.400 to 10.727 dwellings.
- Ganchinho: Another area of strong expansion in the south, it rose from 1.929 to 7.243 dwellings.
- Guabirotuba: Went from 3.121 to 4.571 dwellings.
- Guaíra: Grew from 4.289 to 6.398 dwellings.
- Hauer: Evolved from 4.384 to 5.584 dwellings.
- Hugo Lange: Went from 1.024 to 1.957 dwellings. It has a high-standard residential profile.
- Jardim Botânico: Modest growth from 2.046 to 2.792 dwellings.
- Jardim das Américas: Evolved from 3.960 to 6.157 dwellings. Houses predominate (4.621 occupied).
- Jardim Social: Slow growth, from 1.706 to 2.035 dwellings. It is the neighborhood with the lowest proportional verticalization, maintaining a profile of large houses.
- Juvevê: Went from 4.179 to 6.530 dwellings. It is the neighborhood that appreciated the most in the last 12 months, with the city’s 4th most expensive m².
- Lamenha Pequena: Rural/residential neighborhood that rose from 188 to 485 dwellings.
- Lindóia: Grew from 2.392 to 3.697 dwellings.
- Mercês: Evolved from 4.841 to 6.638 dwellings. It has the 3rd most expensive rent in Curitiba (R$ 61,4/m²).
- Mossunguê (Ecoville): Very high-end verticalization. Jumped from 1.652 to 5.349 dwellings. Occupied apartments total 3.145 units.
- Novo Mundo: Went from 13.018 to 19.597 dwellings. Strong vertical growth, with 6.672 occupied apartments.
- Orleans: Evolved from 2.084 to 3.331 dwellings.
- Parolin: Stable growth, from 3.360 to 4.127 dwellings.
- Pilarzinho: Went from 7.970 to 11.360 dwellings.
- Pinheirinho: Major expansion, from 14.097 to 24.100 dwellings. The growth of apartments (6.488) stands out.
- Portão: One of the neighborhoods that transformed the most. It rose from 13.438 to 23.839 dwellings. The number of apartments (14.004) is now more than double that of houses.
- Prado Velho: Although it grew little in dwellings (from 2.231 to 2.835), it became the most expensive neighborhood in Curitiba to rent (R$ 73,2/m²).
- Rebouças: Went from 5.923 to 9.361 dwellings. It has the 6th most valued m².
- Riviera: Neighborhood with the fewest dwellings, but it grew from 62 to 171 units.
- Santa Cândida: Large expansion of 125%, jumping from 8.041 to 18.111 dwellings.
- Santa Felicidade: Went from 7.328 to 13.128 dwellings. Famous for its houses, it saw the emergence of vertical condominiums (969 apartments).
- Santa Quitéria: Grew from 3.442 to 4.821 dwellings.
- Santo Inácio: Evolved from 1.692 to 2.796 dwellings.
- São Braz: Went from 6.634 to 9.248 dwellings.
- São Francisco: Moderate growth, from 2.533 to 3.298 dwellings.
- São João: Rose from 841 to 1.299 dwellings.
- São Lourenço: Evolved from 1.617 to 2.529 dwellings.
- São Miguel: Practically doubled in size, going from 1.248 to 2.568 dwellings.
- Seminário: Stable growth, from 2.332 to 2.791 dwellings.
- Sítio Cercado: Second-largest neighborhood in dwellings, it went from 28.029 to 40.224. Houses massively predominate (31.388 occupied).
- Taboão: Grew from 751 to 1.430 dwellings.
- Tarumã: Evolved from 2.147 to 2.930 dwellings.
- Tatuquara: Neighborhood of accelerated expansion (+131%), jumping from 9.646 to 22.301 dwellings.
- Tingui: Went from 3.547 to 5.682 dwellings.
- Uberaba: Large residential hub, it grew from 17.155 to 28.946 dwellings.
- Umbará: Evolved from 3.920 to 8.445 dwellings.
- Vila Izabel: Went from 3.791 to 7.471 dwellings. Heavily verticalized, with 5.349 occupied apartments.
- Vista Alegre: Grew from 3.019 to 4.682 dwellings.
- Xaxim: Hub of houses, it evolved from 15.628 to 22.996 dwellings. Houses total 17.363 occupied units.
Based on the data, the number of private permanent unoccupied dwellings (a category that encompasses both vacant dwellings and those for occasional use) showed a marked and widespread increase in the vast majority of Curitiba’s neighborhoods between 2010 and 2022.
Neighborhoods with the largest volume of unoccupied dwellings (2010-2022)
- Cidade Industrial de Curitiba (CIC): Posted one of the largest nominal increases, jumping from 4.119 in 2010 to 8.609 in 2022. In 2010, the vast majority (3.624) were specifically vacant dwellings.
- Centro: Continues to be the area with the highest absolute number, going from 5.435 to 8.168 unoccupied dwellings in the period.
- Sítio Cercado: More than doubled the amount, evolving from 1.900 to 4.028.
- Água Verde: Recorded an increase from 2.537 to 3.682.
Sharp growth in peripheral and expansion neighborhoods
Several neighborhoods that experienced recent occupation processes saw their numbers of unoccupied dwellings skyrocket:
- Tatuquara: Went from 898 to 2.735.
- Campo de Santana: Rose from 633 to 2.278.
- Santa Cândida: Increased from 825 to 2.455.
- Caximba: Had a drastic proportional jump, from 47 to 441 dwellings.
Other examples of evolution
- Portão: Grew from 1.952 to 3.139.
- Cajuru: Evolved from 2.032 to 3.688.
- Pinheirinho: Increased from 1.055 to 2.679.
- Rebouças: Rose from 1.326 to 2.413.
Notable exception
The Mossunguê neighborhood was one of the rare cases that showed a reduction in the total number of private permanent unoccupied dwellings, falling from 798 in 2010 to 728 in 2022.
How verticalization changed Curitiba’s Centro
Verticalization was the determining factor in the significant increase in the number of dwellings in the Centro neighborhood, consolidating it as a high residential density area. Between 2000 and 2022, the total number of dwellings in the region doubled, jumping from 15.205 to 30.635 units.
The influence of verticalization in this process can be seen through the following data:
- Absolute predominance of apartments: Since the beginning of the century, the housing profile of the Centro has been massively composed of buildings. In 2000, there were already 14.097 apartments, while the number of houses was just 460.
- Growth of vertical supply: The number of apartments continued to grow steadily, rising to 17.032 in 2010. In the 2022 census, the number of permanent occupied apartments reached 21.876.
- Reduction of space for houses: In contrast to vertical growth, the number of occupied houses in the Centro dropped drastically, recording just 235 units in 2022.
Therefore, verticalization not only drove the quantitative growth of dwellings, allowing the neighborhood to house more units in the same territorial area, but it also transformed almost all residential occupation in the Centro into apartment typology. This phenomenon contributed to the Centro being one of the most densely populated regions of the city, although it also recorded a high number of unoccupied dwellings (vacant or for occasional use) in the same period.
Owned properties vs. rented properties: see how each neighborhood in Curitiba behaves
Based on the 2000 and 2010 census data, the relationship between owned and rented dwellings in Curitiba’s neighborhoods reveals a predominance of owned dwellings (summing those already paid off and those in acquisition), although the proportion of rented properties varies significantly depending on the neighborhood’s location.
Predominance of owned dwellings
In the vast majority of neighborhoods, the number of owned dwellings is considerably higher than rented ones.
- In the Abranches neighborhood (2010), there were 3.176 owned dwellings (already paid off or in acquisition) versus just 618 rented.
- In Sítio Cercado (2010), the difference was even more marked: 24.888 owned dwellings versus 7.730 rented.
- In the Cidade Industrial de Curitiba (CIC), in 2010, owned dwellings totaled 40.198 units, while rented were 9.677.
The Centro’s distinct scenario
The Centro presents one of the most balanced relationships between owned and rented housing, reflecting its high turnover and verticalization profile.
- In 2010, the Centro had 9.047 owned dwellings and 7.833 rented.
- Unlike other neighborhoods, the number of rented dwellings in the Centro grew significantly between 2000 (5.779) and 2010 (7.833), approaching the total of owned properties.
Dwellings “in acquisition” in expansion areas
In neighborhoods of more recent occupation or with a strong presence of housing complexes, the category of “owned in acquisition” dwellings (still in the process of being paid off) is very relevant:
- In Tatuquara (2010), of the 11.191 owned dwellings, almost half (5.020) were still in the acquisition phase.
- In Campo de Santana (2010), the situation was even more pronounced: dwellings in acquisition (4.223) outnumbered those already paid off (2.344).
- In more consolidated, high-income neighborhoods such as Batel, the number of paid-off properties (3.176) is far higher than those in acquisition (189).
Growth of the rental market
Between 2000 and 2010, there was a widespread increase in the number of rented dwellings in practically all the neighborhoods mentioned:
- Água Verde: Went from 3.334 to 4.120 rented.
- Boqueirão: Jumped from 4.581 to 6.126 rented.
- Rebouças: Rose from 1.909 to 2.335 rented.
In short, while Curitiba is a predominantly owner-occupied city, the central areas and densification corridors concentrate a much larger share of tenants, whereas the city’s edges concentrate a large mass of residents who are in the process of buying their own home (properties in acquisition).
The expansion of Tatuquara comes along with a rise in vacant properties
The relationship between the growth of new neighborhoods and the number of vacant dwellings is marked by a significant increase on both fronts, as exemplified by the case of Tatuquara. As a recently expanding neighborhood, Tatuquara posted one of the largest housing increases in Curitiba, but it also saw its real estate vacancy soar drastically.
Below, I detail this relationship based on the data:
- Accelerated housing growth: Tatuquara has consolidated itself as a pole of urban expansion, jumping from 9.646 total dwellings in 2000 to 22.301 in 2022.
- Increase in unoccupied dwellings: Accompanying the expansion, the number of private permanent unoccupied dwellings (which include vacant and occasional-use units) tripled in the recent period, going from 898 in 2010 to 2.735 in 2022.
- Predominance of vacant properties: In 2010, the detailed data show that the vast majority of unoccupied properties in Tatuquara were specifically vacant (755 units), while only 143 were for occasional use.
- Acquisition profile: Another relevant point in the dynamics of these new neighborhoods is the tenure profile. In Tatuquara, in 2010, there was a very high number of “owned in acquisition” dwellings (5.020 units), surpassing the number of rented properties (2.588) in that period.
In short, Tatuquara’s evolution shows that, although the neighborhood has been massively successful in attracting new residents and construction, the stock of unoccupied dwellings (mainly vacant) grew at a proportionally faster pace than the total number of dwellings, following the trend of other peripheral and expanding areas of the capital.
Portão swaps houses for apartments as verticalization advances
Verticalization profoundly altered the profile of the Portão neighborhood, transforming a region that had a balance between houses and buildings into an area of massive predominance of apartments and high residential density.
Inversion of the housing profile
At the beginning of the century, Portão had an almost equal distribution between housing types. Over the decades, verticalization became the engine of the neighborhood’s growth:
- In 2000: The balance was clear, with 6.520 houses and 6.650 apartments.
- In 2022: The scenario changed drastically. The number of permanent occupied apartments jumped to 14.004, while the number of occupied houses stagnated at 6.189.
- This means that while the stock of apartments more than doubled, the number of occupied residential houses showed a slight decline compared with the year 2000.
Accelerated housing growth
Driven by the construction of new buildings, Portão has established itself as one of the neighborhoods with the highest volume of dwellings in the city:
- Total dwellings grew from 13.438 in 2000 to 23.839 in 2022, an increase of approximately 77% in the period.
- Between 2010 and 2022 alone, the neighborhood added more than 6,600 new housing units to its total stock.
Increase in property vacancy
Keeping pace with the rapid rate of new vertical construction, the number of unoccupied properties also rose considerably:
- In 2010, there were 1.952 permanent unoccupied dwellings (1.504 of which were specifically vacant).
- In 2022, that number rose to 3.139 unoccupied dwellings, indicating that the local real estate market has a stock of units (likely new apartments) still in the process of being absorbed or for occasional use.
Occupancy dynamics (rent vs. own)
Although the 2022 data for this category are not detailed, the trend observed up to 2010 showed that verticalization also boosted the rental market:
- Between 2000 and 2010, the number of rented dwellings in Portão grew from 2.902 to 3.443.
- In the same period, there was a reduction in the number of dwellings in acquisition (from 2.417 to 1.509), suggesting a consolidation of residents with paid-off properties in parallel with the advance of new launches.
In short, verticalization made Portão cease to be a neighborhood of traditional houses to become one of Curitiba’s main vertical densification corridors, now concentrating more than twice as many apartments as houses.
