Floor 1
Living, dining, and the first bedroom.
1 bedroom (four-poster canopy bed + sitting nook), 1 full bathroom (glass-enclosed shower, patterned tile).
This is the standard the other seven units are being brought up to — and unlike them, it needs no redesign work at all. It's ready to list today, while Units 2–8 are still being restored.
Two bedrooms across two floors (one per floor), a living room on each floor, one full bathroom on Floor 1, and on Floor 2 both a powder-room toilet and a full ensuite bathroom (double-sink vanity + walk-in shower) for the upper bedroom, plus an open-plan kitchen. The standout is the private rooftop terrace: a massive deck with a built-in churrasqueira, looking straight across Guanabara Bay to Sugarloaf.
1 bedroom (four-poster canopy bed + sitting nook), 1 full bathroom (glass-enclosed shower, patterned tile).
1 bedroom (wood-frame bed) with its own ensuite (double-sink vanity + walk-in shower), plus a separate powder-room toilet, open-plan kitchen, and the rooftop terrace with churrasqueira (not pictured in this exact framing, but confirmed present).
See Section 02 of the main proposal for how this room's design language maps directly onto the pricing used for Units 2–8.
Keyla's plan: run this unit as an active listing from day one of the engagement, in parallel with the Unit 2 pilot and the rest of the redesign timeline. It needs no design spend and no restoration — only listing, photography, and pricing as a distinct luxury product, separate from the seven mid-market units.
| Metric | Low | High | |
|---|---|---|---|
| Nightly rate (ADR) | Estimate | R$ 1.000 | R$ 1.450 |
| Occupancy | Estimate | ~38% | ~50% |
| Annual gross revenue | Estimate | R$ 138.700 | R$ 264.625 |
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 $200/night as their apartment floor), roughly 2–2.5× the mid-market Santa Teresa rate. Occupancy is extrapolated from the confirmed apartment-vs-villa gap in Rio STR data (villas run 35–45% vs. apartments' 50–56%) — lower than the 7 mid-market units, since the ADR carries the return. Santa Teresa also lacks the beachfront positioning of Rio's usual luxury comps, so the lower half of this range is the more likely outcome absent aggressive marketing of the view and design story.
| Annual | Low | Mid | High |
|---|---|---|---|
| Gross booking revenue (blended annual) | R$ 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 |
Event-day bonus uses the same method as the 7 mid-market units — ~90% occupancy across Carnival (6 days) and Réveillon (4 days), 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, since the penthouse has no separate seasonal ADR split to begin with.
This unit doesn't carry its own separate Owner's Net line — the Portfolio Administrator retainer is one role across the whole portfolio, not a per-unit cost, so the real owner's-net figure is the combined 8-unit total on the retainer breakdown. In practice, this means Keyla is earning real income from month one of the engagement, not waiting for Units 2–8 to be finished and booking before any retainer revenue starts.
View the combined 8-unit owner's net →