1. Start with your goal
Resell before or after completion, operate as a vacation rental (short-term rental), or live in the property leads to different choices. For resale, the price per square meter in the neighborhood and the phase you buy in carry the most weight. For vacation rentals, the distance to the beach and HOA rules matter, as explained in our guide to vacation rentals on SC's north coast. For personal use, focus on daily life: schools, services, and traffic.
2. Check the developer and legal documents
- Development registration (registro da incorporação) at the Real Estate Registry, required by Law 4.591/1964 before any off-plan sales begin. The registration number must appear on marketing materials and in the contract.
- Segregated assets (patrimônio de afetação under Law 10.931/2004), which legally separates the construction accounts from the developer's other business accounts.
- Delivery track record: past deadlines met and the building quality of previous deliveries. Visit one of their completed projects if possible.
- Building specifications sheet (memorial descritivo): details what comes pre-installed, interior finishes, and common area amenities.
3. Location within the city
In coastal markets, the price gap between beachfront, one block from the beach, and back blocks is significant, and rental demand varies accordingly. Compare neighborhoods on each city's page, such as off-plan apartments in Itapema or in Balneário Camboriú, and check the surrounding area: commerce, access routes, and planned future construction nearby.
4. The product
- Unit layout: 2 and 3-bedroom floor plans have a broader buyer pool for resale; penthouses and large layouts appeal to a more niche market.
- Orientation and floor level: morning vs. afternoon sun, cross-ventilation, views, and the risk of a new adjacent building blocking that view.
- Parking spots and storage space: add real value for personal use and future resale.
- Amenities: choose facilities you will actually use, avoiding high HOA fees for features no one uses.
5. Payment plan
Request the full price sheet with all installments: down payment (sometimes a down payment in installments), monthly installments, annual balloon payments, and the final balance at the handover of the keys, adjusted by the INCC (Brazil's national construction cost index). Add up the total costs and plan how you will settle the remaining balance before signing.
6. Delivery deadline and construction phase
At a new launch, you enter early in the pricing strategy and have more time to pay throughout construction, with a longer wait until receiving the keys. During active construction, the time until completion is shorter and progress is visible. Check the expected delivery date and the standard 180-day grace period allowed under Law 13.786/2018.
7. Post-purchase costs
ITBI (the municipal property transfer tax), registration fees, HOA fees, and property taxes (IPTU) must be budgeted. Local ITBI rates can be found in closing costs for off-plan properties.
8. Compare with a price benchmark
The FipeZap index for September 2026 indicated an average square meter price of R$15,369 in Balneário Camboriú, R$15,340 in Itapema, and R$13,453 in Itajaí (FipeZap, September 2026). This reflects overall citywide listing averages for both new and existing properties: it serves as a macro reference, not a direct benchmark for a specific building.
During an online investment consultation, an advisor presents developments side by side with full payment schedules, floor plans, and construction status updates.