How does buying a pre-construction property work in Florianópolis?

Short answer: Buying “na planta” (off-plan, pre-construction) means purchasing a property that’s still being built or is still just a project, usually at a lower price than the market and with payments spread out during construction. In Florianópolis, it’s essential to check the developer’s track record and the development’s legal standing before signing anything.

What buying off-plan means

Buying off-plan means acquiring a property before or during its construction. The buyer makes payments throughout the build (the construction period) and, once the keys are handed over, settles the remaining balance — often through bank financing. The price tends to be lower than a finished property, but the risk is higher.

How it works in practice in Florianópolis

1. Choosing the development: assess the developer, their track record of delivering projects on time, and the company’s financial soundness.
2. Offer and reservation: once you choose a unit, you sign a purchase and sale agreement (promessa de compra e venda) with the developer.
3. Payments during construction: monthly installments throughout the build (referred to as “construction progress” payments).
4. Handover of the keys: once construction is finished and the occupancy permit (habite-se) is issued, the buyer settles the balance through bank financing or in cash.
5. Registration: after full payment and the occupancy permit, the deed is executed and registered at the notary office.

What to check before buying off-plan in Florianópolis

• Development registration at the notary office: the project must be registered at the Real Estate Registry Office before units are sold (Law 4,591/64).
• Segregated assets (patrimônio de afetação): ensures the construction funds are kept separate from the developer’s own assets — protecting the buyer in case the developer goes bankrupt.
• Developer’s track record: research past projects, delivery timelines, and complaints on consumer sites (Reclame Aqui) and Brazil’s consumer protection agency (PROCON).
• SPE or direct development: Regente does not work with SPEs (special-purpose entities) without prior review by the CEO — accepted developments go through a check of the developer’s financial soundness.

Delivery deadline and late-delivery penalty

Brazilian law allows up to 180 days of grace period beyond the contractual deadline. Delays beyond that entitle the buyer to a penalty. Check the contract’s penalty clause and grace period before signing.

Practical example in Florianópolis

A 2-bedroom apartment in Trindade launched off-plan at R$ 550,000: the buyer pays R$ 110,000 during construction (20%) and finances the remaining R$ 440,000 upon receiving the keys. By completion, the property may be worth R$ 620,000 on the market — a 12.7% gain in value during construction.

Related questions

• What is an occupancy permit (habite-se), and when is it required?
• What documents are required to buy a property?
• What’s the difference between a deed and a purchase and sale agreement?

Want to see the available new developments in greater Trindade? Talk to a Regente agent.