What should I look for when choosing a developer for a property investment in Brazil?
Evaluate developers based on track record longevity (15+ years operation), portfolio consistency across multiple completed projects, tier-one bank financing, timeline delivery history, and quality of post-handover client service. Visit completed projects unannounced and interview residents about structural integrity, maintenance standards, and builder responsiveness. Verify project margins are sustainable rather than price-competitive, which can indicate cost-cutting on structural or finishing quality. International buyers should work with advisors who have direct relationships with developers and can access due diligence beyond marketing materials. Look, I'll be straight with you. When I first arrived in Florianópolis with my Portuguese somewhere between schoolboy and nonexistent, I bought a property from a developer I'd never heard of. The marketing was glossy, the location was perfect, and the price looked unbeatable. Twelve months later, I was standing in my apartment negotiating with contractors about cracked tiles and a balcony that didn't quite meet code. That's when I realised I needed a proper framework — not just for my own investments, but for every client who walks through the door expecting me to have done the homework they can't do themselves.
These days, I won't recommend a developer until I've visited their completed projects unannounced, walked the corridors, knocked on doors, and asked residents how their building is ageing five or ten years on. A sales brochure tells you what a developer wants you to believe. A five-year-old building tells you what they actually delivered. I look for signs — loose tiles, water stains, visible cracks, rusted metalwork, lobby maintenance standards. If the common areas are neglected, residents didn't maintain them, which suggests poor original construction or poor management. I ask direct questions: How long did your project take from foundation to handover? Have you had major structural issues? Does the builder respond when you call with problems? International buyers rarely get that chance, which is exactly why they need someone who does.
Track Record and Financial Stability
I check how long a developer has been operating — fifteen years minimum is my threshold. Not because newer developers can't deliver, but because longevity filters for consistency. I verify their portfolio across multiple projects, not just one signature building. Developers with tier-one bank financing (major institutions like Itaú, Bradesco, or Caixa) have institutional credibility that matters. If a developer can't secure mainstream financing, that's a red flag worth investigating. I also look at timeline delivery across their catalogue — serial delays on multiple projects suggest either poor management or financial strain. One delayed project can happen; two or three tells a story.
Margins matter too. If a developer is competing purely on price and cutting corners on finishes or structural specifications, I walk away. I've seen too many 'bargain' developments where the real cost emerges during the defects period or years after handover. The developers I recommend — like FG Empreendimentos, my primary partner — price fairly because they're confident in their systems and their long-term reputation. They're not trying to squeeze maximum profit from a single launch; they're building a body of work.
The Relationship Test
Here's something most real estate agents won't tell you: the quality of a developer's response to client problems is non-negotiable. I need to know they'll answer my call when something goes wrong. With FG, I've got direct relationships with site managers and project leads. That doesn't happen by accident or salesmanship — it takes years and dozens of transactions. When a client has an issue mid-construction or post-handover, I need a developer who treats it as their problem, not the buyer's. That attitude separates the builders I recommend from everyone else.
I also pay attention to sales team professionalism. Evasive answers, reluctance to show completed projects, or hard-sell pressure are immediate walk-away signals. Developers confident in their work are transparent about timelines, specifications, and past performance. They welcome site visits and resident interviews because they know the building will speak for itself.
Why This Matters for You
If you're buying from abroad, you can't afford to guess on developer quality. You're not here to manage problems with contractors, navigate Portuguese contracts, or argue with a builder who's disappeared after handover. That's why I've built relationships with developers I personally trust — it's the only way I can honestly recommend a project to clients. I won't put your capital behind someone I haven't thoroughly vetted, regardless of how attractive the marketing looks.
The due diligence I've described takes time and genuine local knowledge. It's not something you can do from a laptop in London or Sydney. That's the value of working with an advisor who's been through the process himself and has the relationships to dig deeper than any transactional agent can.
If you're considering a property in Santa Catarina and want to talk about developer quality or what to look for in a project, drop me a message. No pitch — just a conversation about how to get this right.
