A proposal to administer the two-floor penthouse at Largo do Curvelo as an active luxury short-term rental — guest communication, turnover, pricing, and listing quality, priced against real seasonal demand.
A commission alone (the 15–30% Brazilian short-term-rental management band, 16% being what one named Rio operator, HostnJoy, charges) leaves income entirely dependent on occupancy — thin in the eight low-season months. A smaller fixed floor than a multi-unit role would carry — R$ 3.000/month, scaled to a single property — covers that gap without assuming a full-portfolio workload. The 15% keeps upside tied to actual performance.
| Metric | Low | High | |
|---|---|---|---|
| Nightly rate (ADR) | Estimate | R$ 1.000 | R$ 1.450 |
| Occupancy | Estimate | ~38% | ~50% |
No Santa Teresa comp exists for a unit with this exact profile (2-floor, 2BR, private terrace, bay/Sugarloaf view) — this range is reasoned from confirmed Rio-wide luxury benchmarks (AirDNA top-10% properties ~$213+/night; comparable premium single-view Rio units listing at ~$234/night; luxury-villa agencies quoting $200/night as their apartment floor), roughly 2–2.5× the mid-market Santa Teresa rate. Occupancy is extrapolated from the confirmed apartment-vs-villa gap in Rio STR data (villas run 35–45% vs. apartments' 50–56%). Santa Teresa also lacks the beachfront positioning of Rio's usual luxury comps, so the lower half of this range is the more likely outcome absent aggressive marketing of the view and design story.
| Metric (per month) | Low season | High season | |
|---|---|---|---|
| Nights booked | Estimate | ~11 | ~15 |
| Bookings (at ~4-night avg. stay) | Estimate | ~3 | ~4 |
| Gross revenue | Estimate | R$ 11.400 | R$ 21.750 |
4-night average stay is an assumption (a common global Airbnb entire-home average), not a Santa Teresa-confirmed figure.
Airbnb's flat 16% platform fee (Brazil's 2026 single host-side fee) comes off the top, along with Keyla's 15% commission and her R$ 3.000 fixed monthly salary; what's left is the owner's net.
| Monthly | Low season | High season |
|---|---|---|
| Gross revenue | R$ 11.400 | R$ 21.750 |
| Airbnb platform fee (16%) | – R$ 1.824 | – R$ 3.480 |
| Keyla — 15% commission | – R$ 1.710 | – R$ 3.263 |
| Keyla — fixed monthly salary | – R$ 3.000 | – R$ 3.000 |
| Owner's net | R$ 4.866 | R$ 12.008 |
The high-season figures above are a monthly average across December–March. Within that window, Carnival and Réveillon specifically command 2–3× normal rates, not the average high-season rate — confirmed by multiple host-level sources. Each is priced here on its own line, added on top of the seasonal model rather than folded into it.
| Event | Days | Low estimate | High estimate | |
|---|---|---|---|---|
| Carnival (Fri–Tue, ~6 days) | Estimate | 6 | R$ 10.800 | R$ 23.490 |
| Réveillon (Dec 30–Jan 2, ~4 days) | Estimate | 4 | R$ 7.200 | R$ 15.660 |
| Total event revenue, per year | 10 | R$ 18.000 | R$ 39.150 |
~90% occupancy assumed for both events, at 2×/2.5×/3× (Low/Mid/High) this unit's own regular ADR (R$1.000–1.450/night) rather than a fixed rate. Midpoint used going forward: R$ 27.562/year (Carnival R$ 17.145 + Réveillon R$ 10.418, at 2.5×).
| Annual | Low | Mid | High |
|---|---|---|---|
| Gross booking revenue (blended annual) | R$ 138.700 | R$ 196.735 | R$ 264.625 |
| + Event-day bonus (Carnival + Réveillon) | R$ 18.000 | R$ 27.562 | R$ 39.150 |
| Total gross booking revenue | R$ 156.700 | R$ 224.297 | R$ 303.775 |
| Airbnb platform fee (16%) | – R$ 25.072 | – R$ 35.888 | – R$ 48.604 |
| Keyla — 15% commission | – R$ 23.505 | – R$ 33.645 | – R$ 45.566 |
| Keyla — fixed salary (R$ 3.000 × 12) | – R$ 36.000 | – R$ 36.000 | – R$ 36.000 |
| Owner's net | R$ 72.123 | R$ 118.764 | R$ 173.605 |
Occupancy stays fixed across this range — there's no low/high estimate for that input, only for the nightly rate. This is what the property is worth performing at today's estimated luxury Santa Teresa rate, before any active marketing push.