Jurerê Internacional is the most expensive neighborhood in Florianópolis and one of the ten most valued residential addresses in Brazil. The combination of resort-caliber infrastructure, urbanized beachfront, security, and international community has transformed this planned neighborhood since 1978 into a priority destination for foreign buyers—Argentines, Europeans, and Americans who find here a standard equivalent to Miami or Punta del Este for one-third the price in dollars.
Buying in Jurerê as a foreigner is entirely legal. Brazilian law imposes no restrictions on urban property purchases by people of any nationality, and Jurerê Internacional is consolidated urban territory in Florianópolis. The process follows the same flow as any purchase in Brazil: CPF, due diligence, deed, registration—with heightened attention to one local specificity that most international buyers don’t know about.
That specificity is called Foreshore Lot (Terreno de Marinha). In December 2023, the Union Property Secretariat (SPU) notified 611 property registrations on the Jurerê waterfront for demarcation proceedings of the Mean High Tide Line of 1831. The foreigner unaware of this risk can acquire a property subject to annual ground rent of 0.6% on the land value and an acknowledgment fee (laudêmio) of 2.5% to 5% payable on the next transfer. This guide explains what that means in practice, how to check before buying, and what to do if the property is already classified.
Beyond the foreshore alert, the guide covers market (prices, typologies, most-sought condominiums), condominium rules for non-residents, seasonal rental income potential, the step-by-step purchase process, and comparison with other premium neighborhoods in Florianópolis—all with verified sources in 2026.
What Is Jurerê Internacional and Why Foreigners Choose This Neighborhood
Jurerê Internacional did not grow organically like most Brazilian beach neighborhoods. It was planned.
In 1978, the Habitasul Group acquired 54.63 hectares on the north coast of Santa Catarina Island and commissioned the master plan to architect Oscar Niemeyer. The subdivision was divided into four phases, the first two called “Jurerê Internacional Residence and Resort.” The first phase was delivered on November 6, 1980 with paved streets, standardized building setbacks, and a central commerce and service area—a degree of planning unprecedented on the southern Brazilian coast at that time.
While neighboring neighborhoods grew uncoordinated and accumulated infrastructure liabilities, Jurerê Internacional maintained controlled density and uniform architectural standard. It is this original urban discipline that explains its consistent appreciation and structural scarcity of supply: the area is finite, the standard requires maintenance, and available inventory is always smaller than demand.
The Infrastructure That Differentiates the Neighborhood
What the foreign buyer finds in Jurerê Internacional in 2026 includes:
- Beach clubs and nightlife: Café de La Musique (South American entertainment reference, beach club and space for international DJs), Parador 12 (pools, bungalows, cabanas with jacuzzi), Acqua Plage (Mediterranean gastronomy on the waterfront)
- Gastronomy: over 20 high-standard restaurants on the waterfront and immediate surroundings
- Nautical access: marina and infrastructure for large vessels during the season
- Security: condominiums with 24-hour concierge, monitoring, and security indices above Florianópolis average
- Services: pharmacies, bank branches, fitness centers, schools, and complete medical infrastructure in Canasvieiras, the adjacent neighborhood
Jurerê Internacional versus Jurerê Tradicional
These are two contiguous neighborhoods sharing the same beach strip. There is no physical boundary. Jurerê Tradicional has a family-residential profile with simpler properties and significantly lower prices. Jurerê Internacional concentrates luxury condominiums, mansions, and beach club infrastructure.
For the high-standard foreign buyer, the destination is invariably Jurerê Internacional. The two neighborhoods have separate registrations in property cartories and separate classification in market research—confusing the two can distort price comparisons.
Why Jurerê Ranks Among Brazil’s Ten Most Expensive Neighborhoods
A 2025 survey of over 450,000 residential listings confirmed Jurerê Internacional among the ten most valued addresses in the country. The neighborhood leads appreciation among large properties in Florianópolis, with a 50% increase in average ticket in 2025, reaching R$ 5.5 million average transaction value. ⚠️ VERIFY—source is specialized regional data, not official.
Real Estate Market in Jurerê Internacional in 2026: Prices and Typologies
The Jurerê Internacional market operates in price bands reflecting the scarcity of supply and growing demand from national and international buyers.
⚠️ VERIFY—the data below is market reference compiled from 2025. Consult a CRECI-SC registered real estate agency for updated quotes before publishing.
The average price per square meter ranges from R$ 13,000 to R$ 18,500, varying by location (waterfront or interior), construction standard, and typology. The Loft platform indicates R$ 14,440/m² as average; local specialists cite up to R$ 18,500/m² for premium units. In ten years, the price per square meter has grown approximately 180%, surpassing other Brazilian luxury beach destinations. ⚠️ VERIFY.
Price Ranges by Typology
| Property Type | Price Range | Observation |
|---|---|---|
| Standard apartment | R$ 1.5M–4M | 2–3 suites, horizontal condominium |
| Premium apartment | R$ 4M–8M | waterfront, penthouse, balcony |
| House in condominium | R$ 3M–10M | 4–6 suites, private pool |
| Mansion / luxury house | R$ 8M–20M+ | 600–1,500 m² lot, custom design |
| Lot (land) | R$ 2M–6M+ | depending on location and area |
⚠️ VERIFY—indicative data subject to market variation.
The Most Sought-After Projects by Foreigners
Oceana Jurerê is the reference complex in high standard in the neighborhood: six towers named for oceans and seas (Atlantic, Arctic, Indian, Pacific, Mediterranean, Baltic), with units verified from R$ 7.95 million in December 2025.
Puerto Madero represents the most concrete evidence of foreign demand: 40% of units were acquired by international buyers, primarily Argentines, Germans, Americans, and Portuguese. ⚠️ VERIFY—developer statement, not cartory data.
Private condominiums of individual-lot houses with pools and gardens are the most sought product by Argentines and Europeans prioritizing privacy. Waterfront properties on the waterfront have maximum liquidity and lower stock availability.
Scarcity as Structural Market Data
Local market specialists describe Jurerê Internacional as a “Brazilian Miami” for the ratio between growing demand and reduced stock. The area delimited by the original master plan is finite; major new developments are increasingly rare. This has a direct consequence for buyers: reselling in Jurerê tends to be faster than in any other Florianópolis neighborhood.
Foreshore Lots in Jurerê Internacional: The Risk Every Foreigner Must Know
This is the most critical point in this guide. It is widely ignored by foreign buyers—and by a substantial segment of Brazilian buyers—until closing.
Foreshore lots are properties located in a 33-meter strip from the Mean High Tide Line of 1831 (LPM/1831), measured inland from the point where the sea reached in that year. By force of Decree-Law 9,760/1946, these lots belong to the Federal Union. The private party can have “useful domain”—can live, sell, inherit—but the Union maintains “direct domain.”
This regime is called ground lease (or emphyteusis), and it generates real charges against the property and any future transfer.
The Active Demarcation Process in Jurerê
The situation in Jurerê is not abstract. It is an ongoing administrative process with verified dates:
- 2012: filing of public civil action ordering the Union to conduct homologation of the LPM/1831 in the Jurerê region
- 2017: judgment appeal transit—the court order became final
- December 2023: SPU initiated personal notifications to 611 property registrations on the Jurerê waterfront (north Florianópolis), granting 60-day deadline for contest with historical and geographic documents
- Projected scale: the SPU estimates that approximately 30,000 units will be affected by the demarcation line around nearly the entire Santa Catarina Island perimeter
⚠️ IMPORTANT: It is not yet definitively confirmed which specific parcels of Jurerê Internacional (versus Jurerê Tradicional) fall within the 33-meter strip. Demarcation is contestable and follows administrative process. The buyer must demand certification of ownership status from SPU and consult a lawyer specialized in coastal property law before any negotiation.
What a Property Costs on a Foreshore Lot
The ground lease charges are objective:
| Charge | When It Applies | Percentage and Base |
|---|---|---|
| Annual ground rent | Every year, paid to Union | 0.6% of land value (SPU appraisal) |
| Acknowledgment fee (laudêmio) | On paid transfer (sale) | 2.5% to 5% of land value (SPU appraisal, excluding structures) |
| Occupation fee | For properties without formal lease | 2% or 5% annually depending on registration date |
The calculation base for the acknowledgment fee (laudêmio) is the land value per SPU appraisal—which tends to be lower than market value, but can be significant for high-standard properties near the waterfront.
Practical example: on a R$ 5 million property where SPU appraises the land (without structure) at R$ 1.5 million, a 5% acknowledgment fee (laudêmio) represents R$ 75,000 additional to transaction cost. The buyer who didn’t know discovers it at closing.
How to Eliminate the Charge: Ground Lease Redemption
The leaseholder—who holds useful domain—can acquire full ownership through ground lease redemption. With full ownership, annual ground rent, acknowledgment fee (laudêmio), and occupation fee cease to exist. The property receives a deed of full ownership, like any property outside the foreshore strip.
Cost: 17% of property value (land plus structure), per article 123 of Decree-Law 9,760/1946. The digital version is available via SPUApp and covers over 300,000 foreshore and accreted properties in Brazil.
How to Verify Any Property in Jurerê Before Buying
- Access the portal gov.br/gestao/spunotifica
- Verify if the property is listed as “foreshore lot,” “occupation,” or “full ownership”
- If classified as foreshore: request ownership status certification with the SPU’s Property Register (RIP)
- Calculate the acknowledgment fee (laudêmio) as an additional purchase expense
- Evaluate ground lease redemption (17% of property value) as a real estate regularization strategy before closing
Condominiums and Rules for Foreign Buyers in Jurerê
The foreigner who acquires a condominium property in Brazil gains exactly the same rights and obligations as any Brazilian condominium owner. The law does not distinguish by nationality.
Law 4,591/1964 (the condominium law) and articles 1,331 to 1,358 of the Civil Code guarantee the foreign condominium owner the right to use their unit and common areas, participate in assemblies with voting rights, examine administration books and documents at any time, and be elected as syndic or fiscal council member.
Practical Points the Non-Resident Must Address Before Buying
Language of documents: condominium bylaws, house rules, and assembly minutes are executed exclusively in Portuguese. The foreign buyer who does not speak the language must arrange translations or hire legal counsel who comprehends them before signing anything.
Participation in assemblies: the non-resident can be represented by attorney-in-fact. The power of attorney must meet the form required by the condominium bylaws—generally public or with recognized signature. The standard in Jurerê Internacional is to delegate this representation to a trusted lawyer or real estate agent in Brazil.
Quorum for major changes: altering the Condominium Bylaws requires two-thirds of ideal fractions. Altering the House Rules can be done by simple majority of attendees in assembly called with that agenda. The foreigner not attending assemblies can be surprised by changes affecting their investment.
HOA fees in Jurerê Internacional: in high-standard condominiums in the neighborhood, monthly fees range from R$ 800 to R$ 5,000 or more, depending on available amenities—heated pool, fitness center, 24-hour concierge, landscaping, valet. ⚠️ VERIFY with local syndicates and real estate agencies.
Seasonal Rental: What the House Rules Determine
Many Jurerê Internacional condominiums permit seasonal rental, but impose conditions in the house rules. It is common to require prior guest registration at the concierge, limit the number of occupants per unit, or restrict booking platforms. Verify the house rules before acquiring any property with seasonal rental intent—this is obligation, not suggestion.
Seasonal Rental Income Potential in Jurerê Internacional
The seasonal rental market in Jurerê Internacional has two very distinct moments in the year, and total return depends on how the property is managed outside peak season.
Peak season (December to February) concentrates approximately 52% of annual revenue. New Year’s Eve, the first half of January, and Carnival form the peaks. For remaining months there is demand, but in significantly lower volume and price.
Daily Rate Bands by Period and Property Type
⚠️ VERIFY—market reference data with relevant variation by property and location:
| Period | 2–3 Suite Apartment | 4–6 Suite Premium House |
|---|---|---|
| January | R$ 1,500–2,500/day | R$ 9,000/day |
| New Year’s Eve | R$ 3,000–5,000/day | R$ 12,650/day |
| Carnival | R$ 2,500–4,000/day | R$ 12,650/day |
| February | R$ 1,200–2,000/day | R$ 8,000/day |
| Mid/low season | R$ 400–800/day | R$ 1,500–3,500/day |
Six-bedroom houses with pool and good location can generate between R$ 150,000 and R$ 200,000 of gross revenue annually, according to estimates from local managers. ⚠️ VERIFY with property management companies specialized in Jurerê before publishing.
Estimated rental income yield for seasonal rental in Florianópolis ranges from 10% to 18% annually gross. ⚠️ VERIFY—non-official specialized source data.
Why Professional Management Is Indispensable for the Non-Resident
For the foreign buyer not residing in Brazil, self-management of seasonal rental is practically unfeasible. Check-in and check-out, cleaning between guests, maintenance, and condominium liaison require constant local presence.
Specialized managers in Jurerê charge commissions of 20% to 35% of gross revenue and deliver an 18% to 26% increase in revenue versus self-management, according to market estimates. ⚠️ VERIFY current commissions with local managers.
Taxation for the Non-Resident
The foreign non-resident receiving rental income in Brazil is subject to Income Tax Withheld at Source (IRRF) of 15% on the gross amount. Withholding is done by the administrator before remitting values abroad. Consult an accountant specialized in non-resident taxation to understand the complete flow.
Purchase Process for Foreigner in Jurerê: Documents and Steps
Brazilian law imposes no restrictions on urban property purchases by non-resident foreigners. Jurerê Internacional is urban territory; the transaction is legal, protected, and follows standard Brazilian real estate law flow.
The only relevant restriction—purchase of house or land within 100 meters of the coast without special SPU authorization—has an exception covering most transactions: it does not apply to apartments in vertical condominiums. The foreigner can buy an apartment in Jurerê Internacional, even on the first block from the sea, without needing special authorization. For houses and waterfront-adjacent land, consult a lawyer before any offer.
Required Documents for the Foreign Buyer
- Active CPF: issued by the Brazilian Revenue Service (Receita Federal)—can be requested at the Brazilian Embassy or Consulate abroad, directly at Revenue offices in Brazil, or via gov.br. As of 2025, CPFs of foreigners with addresses outside Brazil require annual re-registration via the Revenue app—suspended CPF halts the deed.
- Valid passport: with sworn Portuguese translation
- Marital status certificate: marriage certificate if applicable, with Hague Apostille obtained in country of origin and sworn Portuguese translation in Brazil
- Power of attorney (if necessary): if the buyer cannot be in Brazil to sign the deed, grant power of attorney to attorney-in-fact with specific powers—executed at the Brazilian consulate in country of origin (already in Portuguese, no additional apostille needed)
The Seven Steps of Purchase
- Selection and offer: with CRECI-SC registered real estate agency
- Legal due diligence: verification of registration at Property Cartory (certificates of liens and lawsuits), situation under municipal property tax (IPTUIPTUVer tudo →), condominium arrears, and ownership status at SPU (foreshore lot)
- Purchase and sale contract: private or public deed, executed in Portuguese
- Collection of ITBI: 2% rate on appraised value in Florianópolis, paid by buyer before deed execution ⚠️ VERIFY current rate with Florianópolis City Hall
- Public deed: executed at Notary Cartory
- Deed registration: at the 2nd Property Registry of Florianópolis (jurisdiction of north island)
- International resource transfer: via formal exchange contract with bank or Central Bank–authorized brokerage, declaring “property acquisition” as purpose; deed executed exclusively in Reais
Estimated Transaction Costs
⚠️ VERIFY—approximate percentages for properties above R$ 3 million:
| Item | Estimated Percentage | Observation |
|---|---|---|
| ITBIITBIVer tudo → | ~2% | on City appraised value |
| Public deed | ~0.5%–1% | per TJSC table by value |
| Property registration | ~0.3%–0.6% | per TJSC table by value |
| Acknowledgment fee (laudêmio, if foreshore lot) | 2.5%–5% | on SPU-appraised land value |
| Legal fees | 1%–2% | recommended; negotiable |
The real estate agent commission (6%, CRECI-SC table) is paid by the seller and does not enter buyer costs. On a R$ 5 million purchase, transaction costs without acknowledgment fee (laudêmio) run between R$ 150,000 and R$ 250,000. With the fee, add R$ 50,000 to R$ 200,000 depending on SPU-appraised land value.
Jurerê Internacional versus Other Premium Neighborhoods in Florianópolis
Jurerê Internacional is not the only valued neighborhood in Florianópolis, but it occupies an isolated position in two attributes that matter for the foreign buyer: resale liquidity and premium social-life infrastructure. No other neighborhood in the city combines both.
Comparison with Island Neighborhoods
| Neighborhood | Profile | Approx. Price/m² | Foreign Demand | Resale Liquidity |
|---|---|---|---|---|
| Jurerê Internacional | Planned luxury, beach clubs | R$ 14,000–18,500 | High (ARG/EUR/USA) | Maximum |
| Canasvieiras | Family, tourist, more accessible | R$ 6,000–10,000 | Medium (mainly ARG) | High |
| Daniela | Quiet, family, nature | R$ 5,000–8,000 | Low | Medium |
| Ingleses | Self-sufficient, large population | R$ 4,000–7,000 | Low | Medium |
| João Paulo / Itacorubi | Urban residential, close to Downtown | R$ 7,000–12,000 | Low | High |
⚠️ VERIFY—market reference prices 2025, subject to variation.
Comparison with International Destinations
⚠️ VERIFY—indicative comparison; currency exchange and market prices vary:
| Destination | Approx. Price/m² | Equivalence in USD |
|---|---|---|
| Jurerê Internacional | R$ 14,000–18,500 | ≈ US$ 2,800–3,700 |
| Miami Beach (USA) | US$ 8,000–15,000 | 3–5x more expensive |
| Punta del Este (Uruguay) | US$ 3,000–6,000 | Similar or higher price |
| Algarve (Portugal) | € 3,000–6,000 | Similar or higher price |
The value-for-money argument is real and documented by foreign buyers: property standard equivalent to Miami or Punta del Este at 30% to 60% lower price in dollars, with superior perceived infrastructure and security quality.
Why Jurerê Concentrates Most Foreign Purchases in Florianópolis
For the high-income foreigner arriving in Florianópolis with purchase intent, Jurerê Internacional offers five simultaneous attributes that no other neighborhood in the city replicates:
- Greatest liquidity—easier to resell if needed
- Greatest seasonal rental income potential in absolute terms
- Social infrastructure without equivalent in the state (parties, gastronomy, international nightlife)
- Already-established foreign community—Argentines, Europeans, Americans already buy and frequent the neighborhood
- Proven historical appreciation and structural supply scarcity ⚠️ VERIFY
What to Verify Before Closing a Deal in Jurerê as a Foreigner
There is a difference between knowing Jurerê Internacional is a good investment and knowing that specific property is risk-free. A foreign buyer’s due diligence must cover more points than a national buyer locally resident and locally knowledgeable.
This list is the minimum checklist before any binding offer.
Ownership Status and Foreshore Lot
- Request updated registration for the property from the 2nd Property Registry of Florianópolis—verify if there are liens, mortgages, attachments, or registered restrictions
- Check status at gov.br/gestao/spunotifica portal—is the property a foreshore lot, occupation, or full ownership?
- If foreshore lot: calculate projected acknowledgment fee (laudêmio) and discuss with seller who absorbs the charge
- Evaluate feasibility of ground lease redemption before closing—the cost (17% of property) may exceed the acknowledgment fee (laudêmio) alone, but eliminates the charge definitively
Tax and Condominium Status
- Negative certificate of property tax (IPTU) arrears with Florianópolis City Hall
- Statement of discharge of HOA fees issued by syndicate or management company
- Copy of Condominium Bylaws and House Rules—verify rules on seasonal rental, number of occupants, and operational restrictions
Buyer’s Personal Documentation
- Active and re-registered CPF (for non-residents: check status in Revenue Federal app)
- Marital status certificate with Hague Apostille and sworn Portuguese translation, if married—spouse may need to sign the deed depending on property regime
- Power of attorney from consulate in order, if purchase made without buyer presence in Brazil
Resource Transfer
- Formal exchange contract with bank or Central Bank–authorized brokerage—declare “property acquisition” as purpose
- Foreign capital registered at Central Bank facilitates future repatriation of resources
Post-Purchase Management
- Define property management company before closing—the best have waiting lists in peak season
- Open bank account in Brazil (Banco do Brasil, Bradesco, Itaú, or bank with international support) for receiving rental income and paying IPTU, HOA, and IRRF
- Hire accountant specialized in non-resident taxation to organize rental income flow and future capital gain tax
Frequently Asked Questions—Buying Property in Jurerê Internacional as a Foreigner
Can a foreigner buy any type of property in Jurerê Internacional?
Virtually yes. Brazilian law permits urban property purchase by foreigners of any nationality, without restriction on quantity or value. There is a specific limitation for house and land purchase within 100 meters of the coastline, requiring special SPU authorization. That limitation does not apply to apartments in vertical condominiums—the most common product in Jurerê Internacional. The only universal requirement for any purchase is a CPF issued by the Brazilian Revenue Service.
What Is a Foreshore Lot and How Does It Affect Purchase in Jurerê?
A foreshore lot is a 33-meter strip from the historical mean tide line of 1831, owned by the Federal Union. Properties in this strip are ground-leased: the private party holds useful domain, but pays annual ground rent of 0.6% of land value to SPU and an acknowledgment fee (laudêmio) of 2.5% to 5% of land value on each paid transfer. In December 2023, SPU notified 611 properties in Jurerê for demarcation proceedings. Before buying any property near the waterfront in Jurerê, consult gov.br/gestao/spunotifica and demand ownership status certification.
What Is the Average Price per Square Meter in Jurerê Internacional?
⚠️ VERIFY before publishing—2025 reference data: the average price per square meter ranges from R$ 13,000 to R$ 18,500, depending on property type, location, and construction standard. Waterfront and premium penthouse units can exceed this range. In one decade, the price per square meter grew approximately 180% in the neighborhood. For comparison, equivalent properties in Miami cost three to five times more in dollars. We recommend consulting CRECI-SC registered real estate agencies for updated quotes.
What Does Total Transaction Cost for a Foreigner Buying in Jurerê?
Beyond property price, transaction costs include: ITBI of 2% on appraised value (municipal tax), public deed of 0.5% to 1%, property registration of 0.3% to 0.6%, and acknowledgment fee (laudêmio) of 2.5% to 5% of SPU-appraised land value if the property is on a foreshore lot. Legal fees of 1% to 2% are recommended. ⚠️ VERIFY current percentages. On a R$ 5 million purchase, costs without acknowledgment fee (laudêmio) run between R$ 150,000 and R$ 250,000; with the fee, can exceed R$ 350,000.
How Much Can I Earn from Seasonal Rental in Jurerê Internacional?
⚠️ VERIFY with local managers. Peak season (December–February) concentrates about 52% of annual revenue. Premium 4–6 bedroom houses reach daily rates of R$ 9,000 to R$ 12,650 at New Year’s Eve and in January. Well-managed properties can generate between R$ 150,000 and R$ 200,000 of gross revenue annually. Estimated yield runs 10% to 18% annually gross on invested value, according to specialized managers. Non-residents pay 15% withholding tax (IRRF) on rental income, retained by administrator.
Are Argentines Really the Biggest Foreign Buyers in Jurerê Internacional?
Yes. Argentines are historically the largest foreign buyer group in Jurerê. The profile is high-income—business owners and professionals already frequenting the neighborhood as seasonal tourists and deciding to invest. Motivations are wealth protection in alternative currency to the peso, value-for-money versus Punta del Este and Miami, direct flights from Buenos Aires to Florianópolis, and the established Argentine community in the neighborhood. In Puerto Madero development, 40% of units were acquired by foreigners, with Argentines, Germans, Americans, and Portuguese among buyers.
Do I Need to Be in Brazil to Close the Purchase in Jurerê?
Not necessarily. The foreign buyer can grant public power of attorney to a trusted attorney-in-fact in Brazil—lawyer or resident family member—with specific powers to sign the contract and deed. Power of attorney executed at the Brazilian consulate in the buyer’s home country already in Portuguese and has full validity in Brazilian cartories without needing additional apostille. Active and registered CPF is mandatory. The attorney-in-fact can also be authorized to represent the buyer in condominium assemblies and SPU matters.
What Is the Distance from Jurerê Internacional to Florianópolis Airport?
Hercílio Luz International Airport (FLN) is approximately 36 km from Jurerê Internacional, a 30–40 minute drive under normal traffic. Peak-season time can increase. The airport operates regular international flights to and from Argentina, Chile, Portugal, and other destinations. The direct Lisbon–Florianópolis flight (TAP) lasts approximately 10 hours 35 minutes. Flights from Buenos Aires and Santiago last 2–3 hours.
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