Part of the RealtyRio Collection — First Humaitá
FIRST

Humaitá · Rio de Janeiro

First
Humaitá

The only development in Humaitá with studios and 1 & 2 bedroom apartments, from 32m² to 79m² — on the corner of Largo dos Leões and Conde de Irajá.

From R$744,450 · 159 units · Delivered with Housi & Lobie management options

Request Availability & Prices See the Rental Yield Study →
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159

Units

32–79

m² Residences

1,200

m² of Amenities

19

Floors · Rooftop on 17

The Concept

Welcome to the
phygital world

First Humaitá — street-level view of the facade on Largo dos Leões, framed by the square's trees

Living connected to the best of the digital world and the best of the urban one — that is the combination First is built around.

Humaitá is a densely urban neighbourhood of tree-lined streets, squares and hills still covered in native vegetation. It is that duality — real and virtual, city and nature — that shapes this building: technology used for sensory comfort and entertainment, combined with biophilia, greenery, light, shade and texture to humanise every space.

It is also the first residential building in Humaitá built on the Life Friendly concept: studios and 1 & 2 bedroom apartments from 32m² to 79m², in a building designed so residents live well together and everything they need sits inside the address.

Architecture by FEU Arquitetura
Interior design by Inspira · Developed by Fator Realty

The Building

Unique. Striking.
Timeless.

01

Unique

The building rises through the dense trees of Largo dos Leões until it stands face to face with Christ the Redeemer, with Sugarloaf behind it. Rio's postcards, framed by the apartment windows — and the Lagoa Rodrigo de Freitas a few minutes away.

02

Striking

An intriguing, expressive composition in noble materials. Nothing else in the neighbourhood looks like it, and that is the point — it becomes the new reference for the address.

03

Timeless

In a district that is a reference point in the life and history of Rio, the development adds every convenience of contemporary living to a neighbourhood that already had everything else.

— Alexandre Feu, FEU Arquitetura

The View

Above everything
around it

First stands taller than every other building near it, and the views are exclusive because of it. From the rooftop: Corcovado, Pedra da Gávea, Dois Irmãos and Sugarloaf — the whole southern skyline of Rio in one turn.

Largo dos Leões, 15 — on the corner with Rua Conde de Irajá.

Sunset panorama from the First Humaitá rooftop over Humaitá toward Sugarloaf Mountain
First Humaitá seen against Corcovado and the forested hills of Humaitá

The Film

Step inside
the apartments

A 3D walkthrough of the residences — proportions, finishes and the way the light lands, room by room.

Gallery

Everything at First
is first-rate

From the facade on Largo dos Leões to the rooftop pool on the 17th floor — the whole building, room by room.

First Humaitá facade seen from Largo dos Leões
First Humaitá seen across the square at Largo dos Leões
Aerial night view of First Humaitá lit up among the trees of Humaitá
Detail of the illuminated balconies on the First Humaitá facade at night
The glazed Conde de Irajá elevation of First Humaitá
First Humaitá against Corcovado and the hills of Humaitá
Living room of a First Humaitá residence
Open-plan living and kitchen in a First Humaitá apartment
Studio interior at First Humaitá with a view to Sugarloaf
Sleeping and living area integrated in a First Humaitá studio
Balcony of a First Humaitá residence looking out to Corcovado
Balcony with gourmet counter at First Humaitá
Suite in a First Humaitá apartment
Home office corner in a First Humaitá residence
Studio 07 at First Humaitá, facing Sugarloaf Mountain
Loft residence at First Humaitá
Loft living area with city views at First Humaitá
Rooftop pool at First Humaitá facing Corcovado
Pool deck and loungers on the First Humaitá rooftop
Indoor spa pool at First Humaitá with sunset views over Rio
Outdoor jacuzzi and relaxation deck at First Humaitá
Rooftop gym at First Humaitá
Panoramic view along the First Humaitá rooftop gym
Functional training studio at First Humaitá
Massage room in the First Humaitá spa
Gourmet party room at First Humaitá
Games lounge at First Humaitá
Gaming room at First Humaitá
Virtual-reality and metaverse corner of the First Humaitá gaming room
Children's playroom at First Humaitá
Coworking space at First Humaitá
Meeting room at First Humaitá
Podcast studio at First Humaitá
Self-service laundry at First Humaitá
Pet care room at First Humaitá
Lobby at First Humaitá
Delivery centre at First Humaitá
Bike room with lockers and e-bike charging at First Humaitá

Tap any image to view full-screen. Illustrative images.

Residences & Floor Plans

Studios, 1 and 2
bedroom homes

157 residences across two zones. The low zone (floors 2–6) holds 8 larger apartments per floor; the high zone (floors 8–16) holds 13 compact residences per floor, with the best views in the building.

Studios

32,36 – 51,28 m²

Studio with balcony. The most rentable format in the building and the basis of the Lobie yield study.

1 Bedroom

40,82 – 77,05 m²

Living room with balcony, kitchen, social bathroom and a suite — several with a home-office alcove.

2 Bedrooms

76,53 – 79,85 m²

Living room with balcony, kitchen, social bathroom, bedroom opening to the balcony and a suite with its own balcony.

First Humaitá — ground floor masterplan with lobby, delivery centre and two stores
Ground Floor — Lobby, Delivery Centre, Stores
First Humaitá — PUC leisure and services floor plan, 7th floor
PUC · 7th Floor — Leisure & Services
First Humaitá — rooftop floor plan, 17th floor, with pool, gym and spa
Rooftop · 17th Floor — Pool, Gym & Spa
First Humaitá — typical low zone floor plan, 8 units per floor
Typical Floor — Low Zone (8 units)
First Humaitá — typical high zone floor plan, 13 units per floor
Typical Floor — High Zone (13 units)

Areas and measurements may vary by up to 5%, and wall thickness may change according to the structural design. Decoration and accessories shown are suggestions only. Tap any plan to view full-screen.

Request Full Plans & Price List

Amenities

1,200m² of leisure,
on two floors

Rather than one shared level, First splits its amenities in two: the PUC on the 7th floor for work, play and services, and the Rooftop on the 17th for water, fitness and the view.

Rooftop · 17th Floor
Rooftop swimming pool at First Humaitá facing Corcovado

Swimming Pool

A rooftop pool on the 17th floor, facing Corcovado, Pedra da Gávea, Dois Irmãos and Sugarloaf.

Pool bar and sun deck on the First Humaitá rooftop

Pool Bar & Deck

Loungers, shade and a pool bar wired for sound — the social end of the rooftop.

Gym at First Humaitá with panoramic windows

Gym

A fully equipped gym on the rooftop, glazed end to end so you train facing the mountains.

Panoramic view along the length of the First Humaitá rooftop gym

Panoramic Training Deck

Cardio equipment lined along the glazed rooftop edge, open to the whole skyline.

Functional training studio at First Humaitá

Functional Space

A dedicated room for functional training, yoga, mat work and live-streamed classes.

Indoor spa pool and steam sauna at First Humaitá overlooking the city at sunset

Spa · Indoor Hydro & Steam Sauna

A heated indoor hydro pool and steam sauna wrapped in glass, facing the sunset over Rio.

Outdoor jacuzzi and rest area in the First Humaitá spa

Spa · Outdoor Hydro & Rest

An open-air jacuzzi with a rest area alongside it — the quiet corner of the rooftop.

Massage room in the First Humaitá spa

Massage Room

A private treatment room within the spa, bookable through the building app.

PUC · 7th Floor
Gourmet party room at First Humaitá

Gourmet Party Room

A full gourmet entertaining room with bar, long tables and connectivity for ambient sound.

Games lounge at First Humaitá

Games Lounge

A planted lounge with a big screen, bar seating and room to watch a match together.

Gaming room with racing simulator at First Humaitá

Gamer Room

Gaming stations and a racing simulator, glazed to the city on two sides.

Virtual reality and metaverse zone in the First Humaitá gaming room

VR & Metaverse Zone

The clearest expression of the phygital concept — a virtual-reality corner built into the building.

Children's playroom at First Humaitá

Children's Playroom

A soft, planted playroom with a climbing wall, reading nooks and a view of the hills.

Coworking space at First Humaitá

Coworking

A planted work floor with USB power at every seat — built for people who work from the building.

Meeting room at First Humaitá

Meeting Room

A closed, bookable meeting room with a screen — for the calls you would rather not take at home.

Podcast and audiovisual studio at First Humaitá

Podcast Studio

An acoustically treated audiovisual studio for recording podcasts and video, inside the condominium.

Self-service laundry at First Humaitá

Self-Service Laundry

Washers and dryers with a seating area — the detail that makes compact living and short-stay operation work.

Pet care and grooming room at First Humaitá

Pet Care

A dedicated pet room with a grooming shower and storage, so the dog never has to leave the building.

Ground Floor · Facilities
Lobby at First Humaitá

Lobby

A planted double-height arrival with controlled access and 24-hour CCTV.

Delivery centre at First Humaitá

Delivery Centre

Refrigerated and ambient parcel storage so deliveries arrive whether or not you are home.

Bike room with lockers, mini workshop and e-bike charging at First Humaitá

Bike Room

Lockers, a mini workshop and charging for e-bikes — plus 10 shared electric bicycles for residents.

Also Included

  • —Mini Market on the PUC floor
  • —Two ground-floor retail units
  • —3 lifts, no service/social distinction
  • —Smart-lock, Wi-Fi infrastructure & USB outlets in every unit
  • —Services app for bookings and information
Request the full spec sheet →

Investment

Built to be rented.
Low cost, high yield.

First is one of the few buildings in the Zona Sul designed from the outset for short-stay operation. Lobie — a proptech from a group with 88 years in the market, 1,400 condominiums under management and over 750 contracted units — runs the units end to end. The figures below are from their Botafogo–Humaitá market study for this building.

R$ 7.021

Avg. net monthly
1st year · 33–38m² studio

0,94% /mo

Average monthly
dividend yield

11,08% p.a.

Dividend yield
per year

85%

Lobie's average
occupancy rate

How the operation works

  • 01 A 12% fee on net result — Lobie's only charge, taken after all expenses including condominium fees and utilities.
  • 02 Turn-key — architect-designed interiors specified for short-stay, furnished and installed for you.
  • 03 Distribution across 100+ channels, dynamic nightly pricing, digital check-in/out, 24h concierge, cleaning and linen.
  • 04 Cancel whenever you want — real-time access to the system and monthly reporting, no lock-in.

Housi property management is also available as an alternative, including subscription living and a fully-fitted Housi Decor option.

Worked example · Studio 33–38m²

Average nightly rate
R$ 460,00
Occupancy
80%
Gross revenue
R$ 11.040,00
OTA commissions (16,5%)
– R$ 1.821,60
Net revenue
R$ 9.218,40
Lobie fee (12%)
– R$ 1.106,21
Condominium & admin
– R$ 594,00
Utilities & other
– R$ 352,00
IPTU (property tax)
– R$ 145,20
Net monthly result
R$ 7.020,99

Based on a R$744,450 purchase price. Nightly rate excludes cleaning fee and taxes; condominium figure excludes variable utility apportionment and arrears.

Scenario matrix — net monthly return

Studio 33–38m². Nightly rate across the top, occupancy down the side; the highlighted cell is the base case above.

Occupancy R$ 414 R$ 437 R$ 460 R$ 483 R$ 506
70%R$ 5.297R$ 5.652R$ 6.006R$ 6.361R$ 6.716
75%R$ 5.753R$ 6.133R$ 6.513R$ 6.894R$ 7.274
80%R$ 6.209R$ 6.615R$ 7.020R$ 7.426R$ 7.832
85%R$ 6.666R$ 7.097R$ 7.528R$ 7.958R$ 8.389
90%R$ 7.122R$ 7.578R$ 8.035R$ 8.491R$ 8.947

Plus capital gain

Modelled on a 33m² unit bought at R$774,000, over 10 years. In the base scenario the value per m² appreciates 3% a year — about +34,39% in total.

  • TIR-M 26,05% p.a.
  • Nominal IRR incl. capital gain 30,22% p.a.

Purchase

R$ 774k

Conservative

R$ 909k

1,5% p.a.

Base

R$ 1.040k

3% p.a. · +34,39%

Optimistic

R$ 1.157k

4,5% p.a.

Important. Every figure on this page is reproduced from Lobie's profitability study for First Humaitá (April 2026), based on a survey of comparable properties in the Botafogo–Humaitá area. This is a profitability study and does not represent a guarantee of return. Nightly rates exclude cleaning fees and taxes. IRR assumes 70% financing over 420 months at 10% p.a. under the SAC system. Prices and conditions are subject to change without notice.

Request the Full Yield Study

Location

Surrounded by
everything at once

Largo dos Leões, 15 — on the corner of Rua Conde de Irajá, in the best part of Humaitá. Steps from the Cobal do Humaitá and the most sophisticated dining cluster in the area, with the whole Zona Sul a few minutes away through the Rebouças tunnel.

5 min

Rebouças Tunnel

7 min

Lagoa Rodrigo de Freitas

10 min

Jardim Botânico

20 min

Ipanema & Leblon

20 min

Corcovado & Aterro do Flamengo

30 min

Santos Dumont Airport

On the doorstep

Cobal do Humaitá · Zona Sul and Pão de Açúcar supermarkets · Hortifruti · Oteque · Adega da Velha · Meza Bar · Tragga · Bottega Gastrobar · Starbucks · Bodytech and Smart Fit · Estação NET Botafogo cinema · Rio Sul and Botafogo Praia shopping centres · Colégio Pedro II, Colégio Andrews and Escola Alemã Corcovado · Casa de Saúde São José, Samaritano and Pró-Cardíaco hospitals.

First Humaitá seen from Largo dos Leões, with the neighbourhood's cafés and trees in the foreground

Questions

Frequently Asked
Questions

Get in touch

Your best version
is here

Ask for the current availability table, the full floor plans, or the complete Lobie yield study. We work with international buyers daily and can walk you through the purchase process end to end.

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From R$744,450 · Humaitá, Rio de Janeiro