R$ 4.1M
194 m² · 4 bed · 6 bath
Florianópolis
Ápice Tower: Luxury Apartment in Centro
Investment Case
194 m², 4-bed apartment in Florianópolis. Residency-qualifying asset backed by strong fundamentals and sustained rental demand.
Find Your Property
in Santa Catarina.
Splendido by Cechinel: Ultra-Luxury Oceanfront Residence in Pioneiros
Pioneiros, Balneário Camboriú
4 Bed · 5 Bath · 460 m²
R$ 16.9M Ready to Move
Pharos by Cechinel: Ultra-Luxury Oceanfront Apartment in Avenida Atlântica
Centro, Balneário Camboriú
4 Bed · 5 Bath · 230 m²
R$ 15.7M Ready to Move
CNA Cartier Residence: Ultra-Luxury Oceanfront Apartment in Meia Praia
Meia Praia, Itapema
4 Bed · 5 Bath · 180 m²
R$ 10.5M Ready to Move
Not quite right?
Let us find it
Tell us what you're after and we'll send curated options to your WhatsApp.
Off-market access Curated picks Direct WhatsApp
Browse Portfolio
View All
281
Listings
3
Cities
12+
Years
Explore all verified listings across Balneário Camboriú, Itapema & Florianópolis.
412+ International Enquiries
CRECI Licensed in Santa Catarina
EN / PT Bilingual Team
100% Remote Closing Available
The Santa Catarina Story
Where the Atlantic
meets ambition.
The most consistent real estate story in South America — value migrating down the coast, chapter by chapter.
Balneário Camboriú · SC
Twenty years ago, Balneário Camboriú was a quiet beach town. Today it holds the highest property values per m² in Latin America — ahead of São Paulo, ahead of Rio. The skyline that now rivals Dubai was built on one simple fact: people with money wanted to be near this water.
The investors who moved early are sitting on generational gains. That window has closed — but it opened another one, 30km south.
Itapema · SC
When Balneário Camboriú saturated, smart capital moved 30km south. Itapema is now precisely where BC was in 2010 — same coastline, same infrastructure trajectory, the same energy that preceded a decade of compounding returns.
Buyers who recognised the pattern early have averaged 110% gains in under a decade. The pattern is repeating. Rocks has been positioned here since before it became obvious.
Florianópolis · SC
The island capital of Santa Catarina. International airport, tech hub, university city, 42 beaches — and property prices still at 40% of Balneário Camboriú per m². The story is being written right now.
The buyers moving now are getting in before the market catches up. Rocks Investments has been on the ground here since 2012. This is where the next chapter begins.
Porto Belo · SC
The quiet fishing village phase is over. VivaPark Porto Belo — Brazil's first smart park neighbourhood — and All Resort Porto Belo are rewriting what's possible on the Emerald Coast. Neymar's family invested here. The infrastructure is landing. The story is just beginning.
This is the ground floor. Rocks Investments is already positioning international clients in Porto Belo's pre-launch pipeline — before the broader market catches on.
Balneário Camboriú · SC
Twenty years ago, Balneário Camboriú was a quiet beach town. Today it holds the highest property values per m² in Latin America — ahead of São Paulo, ahead of Rio. The skyline that now rivals Dubai was built on one simple fact: people with money wanted to be near this water.
The investors who moved early are sitting on generational gains. That window has closed — but it opened another one, 30km south.
So, what does it actually cost?
What does R$250,000
buy in Santa Catarina?
3 verified listings at this price range
Santa Catarina is where first-time buyers are actually winning. Studios and compact 1-beds across Florianópolis and Itapema give you a genuine foothold in Brazil's fastest-appreciating coastal corridor — at prices that still make sense. Strong rental yields, verified listings, and a full English-speaking team to get you across the line.
Cidadez Smart Living: Contemporary Studio in Campinas
Florianópolis
1 Bed · 1 Bath · 15.14 m²
R$ 158K
Infinity: Contemporary residences in Vila Verde
Florianópolis
1 Bed · 1 Bath · 20.45 m²
R$ 202K
Upside Beach Studios: Contemporary units in Ponta das Canas
Ponta das Canas · Florianópolis
1 Bed · 1 Bath · 17 m²
R$ 216K Under Construction
Property Finder
Can't find exactly
what you're after?
Catalina Álvarez Ferreyra
Capital flight hedging
“Half the best entry-level stock in Santa Catarina never hits a public listing. Tell us your brief — we'll search the full market and come back with matched options, floor plans, and payment terms. No obligation.”
- No obligation — just options
- English-speaking team, CRECI registered
- Matched options returned within 48 hours
Prefer WhatsApp?
Chat with our experts directly
Mid-Market Investors
Investment-grade assets.
Priced for performance.
144 verified properties in the R$500k–R$3M range. Full ROI breakdown available on request for any listed asset.
How SC coastal compares · Est. annual gross returns
R$ 260.592
Biguaçu
DeltaVille: Premium House in Biguaçu
Investment Case
House in Biguaçu. Coastal entry with short-term rental potential in a proven Santa Catarina corridor.
Looking for something more specific?
We hold off-market inventory across BC, Jurerê Internacional, Itapema, and greater Florianópolis — not all of it is publicly listed. Tell us your criteria and we'll match from 144 verified assets.
Market Intelligence · FIPE Index
Why global capital
is moving to Santa Catarina
SC Coastal rank · Brazil
#1
National appreciation index (FipeZAP)
BC appreciation · 2024–25
+23.8%
Year-on-year · FIPE verified
Gross STR rental yield
8–12%
Per annum (AirDNA)
Itapema lifecycle yield
+110%
Pre-construction (Sinduscon/FIPE)
Market Brief / BC
Balneário Camboriú
Index Tier 1 · Capital Preservation
Avg launch price / m² R$ 50,000+
Year-on-year appreciation +23.8%
STR gross yield 8–10% p.a.
Land scarcity + Praia Central nourishment + continued high-rise licensing = the most constrained coastal supply in Brazil. Capital doesn't leave here.
Beachfront expansion Land scarcity VIPER eligible
Market Brief / ITA
Itapema · Meia Praia
Index Tier 2 · Emerging Arbitrage
Pre-construction price / m² R$ 18k – 25k
Lifecycle yield (pre → delivery) +80% to 110%
STR gross yield 10–12% p.a.
BC's price per m² has already matured. Itapema is where BC was in 2016. The arbitrage window is open — but it closes as Meia Praia beachfront construction completes.
Meia Praia expansion Pre-construction window Emerging arbitrage
Forward Catalysts · Price appreciation drivers 2025–2027
BC · Active
Praia Central Nourishment
300m beachfront restoration complete. Direct uplift to frontline listings.
ITA · 2026
Meia Praia Expansion
New beachfront access road + marina precinct. Final phase under construction.
SC · 2026–27
Florianópolis Airport
International capacity expansion. Direct flights from Lisbon & Miami projected.
Brazil · Ongoing
VIPER Visa Demand
SC coastal is the #1 chosen asset for VIPER applications. Structural foreign demand floor.
Expert Intelligence Network
Perspectives from our
global advisor team.
Expert Insight
🇺🇸
Elizabeth Hartwell
Portfolio diversification
Affordable Beach Apartments in Santa Catarina: 2026 Entry-Level Buyer's Guide
"Santa Catarina is not only luxury towers. Here is where to find genuinely affordable coastal apartments — and how to buy one."
Expert Insight
🇬🇧
James Rocks
Golden Visa / VIPER programme
Can Foreigners Buy Beachfront Property in Brazil? (2026)
"Can a foreigner own a beach apartment in Brazil? Yes — and the restrictions you have read about probably do not apply. Here is what does."
Expert Insight
🌍
Khalid Al-Rashid
Legacy investment
Balneário Camboriú vs Dubai: Why Smart Investors Are Looking South in 2026
"Balneário Camboriú is called the Brazilian Dubai — but at 40 to 60 percent less per square metre. This comparison guide breaks down pricing, yields, residenc…"
Expert Insight
🇨🇳
Chen Xinya 陈信雅
Golden Visa pathways
Jurerê Internacional 2026: Prices, Developments & CFL
"I analyse Jurerê Internacional's 2026 property landscape — pricing, key developments like Oceana by CFL, rental yields, and what this blue-chip address means…"
Location Guide
The numbers behind the markets
Four cities. Four investment theses. Every metric that actually matters to a foreign buyer — in one place.
Scanning · SC Coast · 4 active markets
METRIC
BC BULL ↑
Balneário Camboriú
Brazilian Dubai · SC
ITA GROWTH ↑↑
Itapema
The ROI Play · SC
FLN STABLE →
Florianópolis
Magic Island · Capital
PB EMERGING ↑
Porto Belo
Emerald Coast · SC
Avg Price
per m²
R$18,400
Highest in LATAM
R$8,200
−55% vs BC
R$9,800
−47% vs BC
R$6,500
−65% vs BC
2025
Signal
+23%
Annual appreciation
80–110%
Pre-con lifecycle yield
Stable
Year-round demand
+30.1%
Population growth (IBGE)
Rental
Yield
8–12%
Short-term (seasonal)
10–14%
Short-term (seasonal)
6–10%
Long-term (year-round)
12–18%
Projected (resort rental)
Live
Listings
32
Verified assets
11
Verified assets
216
Verified assets · 42 beaches
Coming Soon
Pre-launch pipeline
Best
For
Capital Growth
Pre-launch · Luxury portfolio
Pre-con ROI
First investment · High yield
Lifestyle Hold
Diversification · Stability
Ground Floor
Pre-launch · Mega-projects
Insider
Edge
"Buyers who entered in 2022 are sitting on 60–80% paper gains. The metro line breaks ground in 2025 — supply compression is inevitable."
"BC looked exactly like this 8 years ago. Developers are already sold out on multiple towers before breaking ground."
"Year-round rental demand from the tech sector makes this the most dependable hold on the coast. Less speculative, more durable."
"VivaPark and All Resort are rewriting what's possible. Neymar's family invested here. The infrastructure is landing — this is the ground floor."
Request
Report
117 trophy assets above R$3M · 15 penthouses · VIPER Golden Visa qualifying
Restricted · Accredited buyers
Elite / Trophy Assets
Inventory you won't
find publicly.
These assets don't sit on Rightmove. They're sourced through developer relationships, held off-market, and released only to qualified buyers. Every listing below requires accreditation to unlock full details.
Strictly restricted · Off-market
Asset ID: SNTWR-001 · Barra Sul, BC
Asset Class: Ultra-Prime
Tier 1Senna Tower
Lalalli Senna Concept · Balneário Camboriú
500m+
Height
+40%
Proj. ROI
R$28M
From
María Eugenia Pérez Lacalle
Southern Cone · Ultra-prime advisory
At 500 metres, Senna Tower is the world's tallest residential building — Lalalli Senna's concept, not another generic high-rise. We project around 40% appreciation before completion; entry from R$28 million. I bring Southern Cone family-office clients here when Punta del Este pricing has run its course — same stability discipline, but this skyline still has room. Rocks holds priority allocations; inventory is released to qualified buyers only.
Collection Residence
Senna Tower, Balneário Camboriú
4 Bed · 5 Bath · 400 m²
R$ 28M Off-Market · Tier 1 VIPER eligible
Sky Penthouse
Senna Tower, Balneário Camboriú
6 Bed · 8 Bath · 600 m²
R$ 200M Off-Market · Ultra-Prime Strictly restricted
Accredited Access
Apply for Buyer Qualification
Chen Xinya 陈信雅
Golden Visa pathways
“The trophy assets that matter never appear on a public portal. Submit your details and we'll verify accredited status within 24 hours — strictly confidential, no pitch until you're ready.”
- Access to off-market trophy assets
- Verified within 24 hours
- Strictly confidential
Prefer WhatsApp?
Chat with our experts directly
Elite Tier / Golden Visa
Secure Residency via
Trophy Assets.
The VIPER Golden Visa is Latin America's most powerful path to residency. One qualifying property. One application. A 4-year temporary residency that converts to permanent — for you and your family.
Programme Ref: CNIg RN 36/2018 · Res. 46/2021
Programme Active
VIPER Golden Visa
Investor Permanent Residency · Federative Republic of Brazil
James Rocks
Golden Visa / VIPER programme
“I navigated this programme as a foreign buyer myself. The paperwork looks daunting, but with the right qualifying asset and BACEN registration handled properly, it's straightforward — we've guided dozens of families from application through to CRNM issuance.”
Eligibility Requirements
Minimum R$ 1,000,000 urban real estate
Art. 3
CNIg RN 36/2018 — single or multiple qualifying assets
Foreign capital registered with BACEN
Art. 7
Mandatory BCB registration — protects repatriation rights
Title registered in applicant's name (CRI)
Art. 5
Cartório de Registro de Imóveis — full title transfer required
Remote acquisition via apostilled POA
Art. 9
No Brazil visit required — we arrange Power of Attorney locally
Programme Benefits
Permanent
Residency
MERCOSUL
Free movement
Full
Repatriation
2026 VIPER Strategy
Begin your application
R$1M
Threshold
23
Countries
60–90d
Timeline
We provide the complete framework — qualifying asset acquisition, BACEN registration, legal representation, and MJSP residency application. One team. Zero gaps.
CRECI-registered agents · CNIg-compliant framework
Free consultation · No commitment required
Reply within 24 hours · English speaking team
VIPER Eligible
Qualifying assets — from R$1,000,000
Miragio Cacupé — Penthouse
Cacupé, Florianópolis
4 Bed · 4 Bath · 280 m²
R$ 3.2M VIPER qualifying
Beachfront Apartment — Barra Sul
Barra Sul, Balneário Camboriú
3 Bed · 3 Bath · 180 m²
R$ 2.1M VIPER qualifying
Oceanview Villa — Meia Praia
Meia Praia, Itapema
5 Bed · 4 Bath · 320 m²
R$ 4.5M VIPER qualifying
Before You Commit — Here's Exactly What Happens
Deal Flow Pipeline.
Zero surprises.
Every acquisition follows a four-stage protocol. We visualise each step so you always know exactly where your deal sits — and what happens next.
Average Timeline
60–90 days
from shortlist to keys
01
Stage 01 — Intelligence
Strategic Selection
We bypass the noise. Our analysts filter 281 verified assets against your exact criteria — yield targets, location, budget, visa requirements — and deliver a ranked shortlist, not a catalogue.
281
Total Assets
Direct access to verified developments and off-market inventory.
Data points 50K+
Updates Daily
Financial Modelling
Filtering strictly for capital appreciation and proven rental yields.
Yield Analysis 5-Year
Risk scoring Proprietary
VIPER Matching
Cross-referencing your budget against golden visa thresholds.
Visa rules Embedded
Tax logic Applied
02
Stage 02 — Security
Ironclad Due Diligence
Our legal partners execute a full verification stack before a single real changes hands. Every property in our portfolio has cleared all four gates.
Title Search
Full ownership chain — no liens, disputes, or encumbrances
Matrícula Verification
Registry records cross-checked against current deed
Developer Credentials
CRECI registration, company filings & financial standing
Legal Clearance
No lawsuits, tax debts, or outstanding enforcement orders
03
Stage 03 — Compliance
Capital & BCB Registration
Foreign capital entering Brazil must be registered with the Banco Central. We manage the complete FX and compliance chain — protecting your ownership rights and VIPER visa eligibility.
Institutional FX
DirectExecution via Tier-1 FX desks, bypassing retail bank margins.
Exchange Spread Optimised
BCB Registration
RDE-IEDDirect Central Bank registration. Essential for future repatriation.
Visa Eligibility Secured
CPF & Legal Rep
SetupAcquiring your tax ID (CPF) and appointing local representation.
Remote 100%
AML Clearance
KYCPre-clearing source of funds to prevent transfer holds.
Window 24-48h
04
Stage 04 — Completion
Execution & Title Transfer
Full remote legal completion. We manage Power of Attorney, deed registration, inspection, and handover.
Power of Attorney
Day 0Authorise representation. We manage notary coordination and apostille.
Location Local Notary
Title Transfer
Day ~14Escritura signed. Ownership officially transfers to your name or entity.
Filing Registry Office
Quality Assurance
Day ~60Final walkthrough. All snagging and developer sign-offs are completed.
Sign-off Developer
Final Handover
Day ~90Possession taken. Property is ready for yield generation or personal usage.
Status You own it
Start the process
Ready to enter
the pipeline?
Elizabeth Hartwell
Portfolio diversification
“The pipeline looks intimidating on paper. We handle the legal, FX, and regulatory work end-to-end — a typical acquisition runs 60–90 days, and you'll always know exactly where your deal sits.”
Prefer WhatsApp?
Chat with our experts directly
Investor Intelligence
Everything you need to know
before you allocate.
Answers to the questions every serious international buyer asks — before the lawyers, before the wire.
Yes — foreigners hold the exact same ownership rights as Brazilian citizens for urban real estate. You need a valid passport and a CPF (Brazilian Tax ID). Our legal team obtains your CPF remotely within 48 hours. No visit to Brazil required.
No residency or visa is required to buy, own, or rent out property anywhere in Brazil. The inverse is also true — buying a qualifying asset over R$1,000,000 can qualify you for the VIPER investor visa: a 4-year temporary residency authorization that converts to permanent with maintained investment.
Funds must be wired through a Brazilian institution and registered with the Central Bank (BACEN) via a CEC declaration. This registration is mandatory for the VIPER visa and protects your right to repatriate profits. We coordinate this end-to-end with our authorised FX partners.
Brazil's investor residency visa, governed by CNIg Normative Resolution No. 36/2018 (amended by Resolution 46/2022). Minimum R$1,000,000 in urban real estate, title in your name, BACEN-registered foreign capital. Grants a 4-year temporary residency that converts to permanent for you and your family, MERCOSUL free movement, and full profit repatriation rights. We manage the entire application.
Budget approximately 4–6% on top of the purchase price: ITBI transfer tax (2–3%), notary and registration fees (~1.5%), and legal representation (~1%). There is no capital gains tax on a primary residence sale. Rental income is taxed at a flat 15% for non-residents via the Carnê-Leão system.
Yes. We offer full STR management — Airbnb listing, guest operations, maintenance, and monthly yield reporting. The entire acquisition can also be completed remotely via an apostilled Power of Attorney, meaning you never need to set foot in Brazil to own and earn.
Balneário Camboriú beachfront averages 10–13% gross STR yield. Florianópolis premium apartments run 8–11%. Itapema new-build delivers 9–12% during construction and stabilises at 8–10% post-delivery. These figures are pre-tax, pre-management-fee. We model net yield for every asset we recommend.
CPF: 48 hours. Shortlist delivery: 24–48 hours after your brief. Legal due diligence: 2–3 weeks. Notarisation and title transfer: 30–60 days. VIPER visa application: 60–90 days post-purchase. We run all tracks in parallel — most clients go from first call to keys in under 90 days.
Still have questions? Our team responds within 4 hours.
Expert Guidance
The smartest allocations
we've ever seen started
with one conversation.
James Rocks
Founder · End-to-end advisory
“Not a sales call — a proper conversation. I'll walk you through your yield scenario, match assets to your brief, and tell you exactly what I'd do if it were my own money. No pitch, no pressure.”
- English-speaking agents — no translator needed
- CRECI-SC registered, full legal compliance included
- BCB-compliant forex, tax filings, and rental management
- Yield model delivered within 24 hours of your brief
Prefer WhatsApp?
Chat with our experts directly
Connect with us on WhatsApp
Enter your details to talk to us.
James Rocks
Scan to connect on WeChat
Rocks_Investments
Open WeChat → Scan → Add friend