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{{ o.cta }}The market
Growth that rises vertically
Scroll: the tower grows with the data.
Illustrative drawing
Why Santa Catarina
01 · Brazil
213.4 million
people. An emerging giant with real housing demand, driven by people moving in: here people buy to live, not just to park cash.
Source: IBGE, population estimate as of 1 July 2025
02 · Santa Catarina
+354,000
people: Brazil’s highest net migration between 2017 and 2022, almost double the next state. 503,580 people arrived from other states and 149,230 left.
Net migration 2017–2022, top 5 states
Santa Catarina
+354k
Goiás
+187k
Minas Gerais
+106k
Mato Grosso
+104k
Paraná
+85k
Source: IBGE, 2022 Census
03 · Safety
8.8
estimated homicides per 100,000 people: the lowest rate in Brazil, including deaths of undetermined cause.
That makes Santa Catarina the safest state in Brazil.
Source: Ipea/FBSP, Atlas da Violência 2026 (2024 data)
04 · Jobs
2.1%
unemployment: the lowest in Brazil, where the average is 5.4%. People who move here find work, and people who work here look for a home.
Unemployment, Q2 2026
Santa Catarina
2.1%
Brazil
5.4%
Source: IBGE, PNAD Contínua, Q2 2026
05 · Growth
+3.9%
estimated growth of Santa Catarina’s economy in 2025, against +2.3% for Brazil.
And in 2026 it became, for the first time, Brazil’s most competitive state, ahead of São Paulo.
GDP 2025
Santa Catarina
+3.9%
Brazil
+2.3%
Sources: Santa Catarina state government (Seplan), March 2026 estimate; IBGE; CLP, State Competitiveness Ranking 2026
06 · Ports
6 ports, soon 8
Itajaí, Navegantes, Itapoá, São Francisco do Sul, Imbituba and Laguna. The seventh, Bunge’s grain terminal in São Francisco do Sul, was cleared by Antaq in September; the eighth, the Coamo cooperative’s port in Itapoá, is an R$3 billion investment due in 2030.
Sources: Antaq, September 2026 (Reconecta News); Coamo, August 2025 (Datamar News)
07 · China and industry
R$27 billion
of Chinese investment in Brazil announced in a single day, in May 2025: cars, energy, food. And trade with China runs through here: in 2024 Itajaí was the Brazilian city that imported the most, over 60% of it from China. Santa Catarina is also one of the country’s industrial hubs, home to groups such as WEG, one of the world’s largest electric motor makers.
Sources: ApexBrasil (Forbes Brasil, 12 May 2025); Comex Stat, 2024 imports (Notícias Agrícolas)
Why Balneário Camboriú?
In Brazil they call it “the Brazilian Dubai”: little space, demand that doesn’t stop and the big names of Italian design.
08 · Limited space
Building upwards
Squeezed between the ocean and the hills, Balneário Camboriú has almost no free land left, so it grows upwards, with some of the tallest skyscrapers in Latin America.
09 · Demand
2 million
tourists expected between December and March, in a city of about 155,000 residents. Demand for homes and rentals far outstrips supply, so rents and prices rise. And the pull spreads by osmosis to Praia Brava, Itapema and Porto Belo.
People in the city, high season
Residents
155,000
Tourists, December to March
1.5–2 million
In summer 2026, 39.4% of visitors stayed in a rented property, and 4 in 10 came from abroad.
Sources: IBGE, 2026 population estimate; Balneário Camboriú Tourism Department, 2023/24 season forecast (NSC Total); Fecomércio SC, Temporada de Verão 2026
10 · Prices
+112%
is how much the average price per m² has risen since January 2020: more than doubled, with 66 consecutive months of growth up to July 2025. Today Balneário Camboriú ranks 2nd in Brazil for price per m², with neighbouring Itapema 3rd.
Average price per m², Balneário Camboriú
January 2020
R$ 7,255
September 2026
R$ 15,369
Source: FipeZap, average asking prices
11 · Made in Italy
Italy’s great brands have chosen Balneário Camboriú
- Pininfarina Three signature projects: the Yachthouse twin towers, Vitra and La Città, under construction.
- Tonino Lamborghini Tonino Lamborghini Residences, the brand’s first skyscraper in Brazil.
- Versace Atmosphere, by Dall’Oglio in Praia Brava, uses Versace Home and Versace Ceramics.
- Armani/Casa Coming soon: Armani/Casa Residences by Embraed, about 270 metres and 78 floors on the seafront.
- Dolce&Gabbana November 2025: the brand opened its first boutique in Santa Catarina here.
Sources: Gazeta do Povo, NSC Total, IstoÉ Dinheiro, ND+, Dall’Oglio
12 · Senna Tower
544 metres
Designed to be the tallest residential tower in the world, it has been under construction since 2025. Its 18 “sky mansions” will have a car elevator that takes the car right up to the home. For the foundations, a 130-tonne MAIT drilling rig arrived from Italy.
Design height · MAIT CFA 34-36 drilling rig, March 2026 · car elevator: AutoPapo
Go to the simulatorSimulator · Private consultation
An off-plan property from about US$450 a month*
You pay the developer directly, even in 120 instalments, with no bank. For about three years the property is built. At handover you rent it out, and the rent lowers your instalment, or you sell it and keep the capital growth.
At handover:
Example instalment to the developer
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- Currency and exchange rate. Prices and instalments are in reais: dollar amounts use 5 reais to the dollar (October 2026) and change with the exchange rate.
- Payment. A direct plan with the developer, no bank: an example, not an offer or a loan. Terms and the number of instalments vary by project.
- Instalment adjustment. In reais, instalments are adjusted by the INCC during construction (+6.7% over the last 12 months, FGV) and usually by the IGP-M after handover, sometimes with interest: not included.
- Rent. Long-term letting, gross rent estimated at 5.5% a year of the value at handover, in line with average rental yields in the Santa Catarina cities tracked by FipeZap (5.2–5.6%, February 2026). The value at handover grows with the area’s capital growth, so the yield on the price paid is higher. Service charges and IPTU are usually paid by the tenant; management estimated at 10% of rent collected.
- Short stays. In high season they can earn more: according to MySide, Balneário Camboriú ranks 3rd in Brazil, with an average return of 15.9% a year including capital growth (October 2019–September 2024).
- Taxes in Brazil. ITBI in Balneário Camboriú of 2% on the first sale of a new unit by the developer, with the deed at handover within the town’s deadlines (otherwise 3%), plus deed and registration (prudent estimate 1.5%): paid at the deed, not when you sign off-plan. For non-residents: 15% withholding tax on rent and capital gains tax from 15% on the resale gain, calculated after the sales commission. Taxes in your own country are not included.
- Resale. At handover, by assigning the contract. The seller pays the 6% sales commission (CRECI-SC fee table), the developer’s fee for approving the assignment, estimated at 2% of the price (it depends on the contract: we check it before you sign), and capital gains tax. The buyer pays ITBI and the deed, including the ITBI that Balneário Camboriú also levies on the assignment (Law 859/1989). Capital growth: the area’s annual average since 2020 (FipeZap; DWV for Porto Belo), which does not guarantee future growth.
Book a private consultation
Choose the type of request and the time you would like us to contact you, then leave your details: the message reaches the Fiammengo Capital team on WhatsApp, who will get back to you to book the video call. This page doesn’t store your data.
EU–Mercosur agreement
Since 1 May 2026 the trade agreement between the European Union and Mercosur has applied provisionally with the countries that have ratified it, Brazil included: it removes tariffs on a range of products straight away and phases them out on many others. If you produce or trade between Europe and Brazil, it can change the numbers: let’s look at it together.
Source: European Commission
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* Example: in Camboriú, the town next to Balneário Camboriú, there are off-plan properties from about R$360,000 (about US$72,000 at 5 reais to the dollar). With a 25% down payment (about US$18,000) and 120 instalments to the developer, the instalment is about US$450 a month. Not every project offers 120 instalments: with fewer instalments, or a balance due at handover, the instalment is higher. Terms and availability are those in the project sheet. Simplified, non-binding simulation; rent and capital growth depend on the market and are not guaranteed.
Fiammengo Capital · Private Property Experience
Some places you don’t just see. You have to picture yourself there.
Balneário Camboriú, Brazil.
Best with sound on
A real apartment in Balneário Camboriú, a day in your new life and a postcard from your future.
Not just Balneário Camboriú
Costa Esmeralda
The Emerald Coast is named after the colour of its water. We don’t only work in Balneário Camboriú: we cover the whole coast, from Praia Brava, the ultra-luxury beach, down to Porto Belo. It is along this coast that Balneário Camboriú’s growth is spreading, by osmosis.
From north to south
-
Praia Brava
The ultra-luxury hub
-
Balneário Camboriú
2nd in Brazil for price per m²
-
Itapema
3rd in Brazil for price per m²
-
Porto Belo
The cruise-ship bay
FipeZap ranking, September 2026: average residential asking price per m².
Selected opportunities
The projects we’re following now
We picked them from what’s on sale along the coast: recognised names, locations that keep gaining value, solid developers. For each one we’ll send you the brochure, floor plans and an up-to-date price list on WhatsApp.
Images supplied by the developers, for illustration only. Prices and availability on request. Brokerage: CRECI/SC 57.116-F.
Balneário Camboriú
Forest, ocean and skyscrapers, on the same bay.
A city that grows upwards, with nature a few steps away.
Live
Balneário Camboriú at 11 p.m.
No renderings: two videos we shot on the seafront at night, to show you the city as it really is. Videos in Italian. More videos on our social channels.
Made in Italy
Made in Italy has arrived in Balneário Camboriú.
After the great Italian brands came the Italian way of investing: method, discretion and care for every detail, from choosing the property to the resale. That is how we have already guided more than 20 clients. Now it’s your turn.
- Pininfarina
- Tonino Lamborghini
- Versace
- Armani/Casa
- Dolce&Gabbana
About us
Why trust us
Fiammengo Capital guides you through the whole process: from choosing the property to handing over the keys, and even moving your business to Brazil. You have one point of contact, who coordinates the partner professionals we work with on your behalf.
We are members of the Câmara de Comércio Italiana de São Paulo – ITALCAM, part of the network of Italian Chambers of Commerce Abroad.
01
One point of contact
A single contact follows you throughout, in English, Spanish, Portuguese or Italian.
02
Partner professionals
For contracts, tax and paperwork we work with partner lawyers, accountants and consultants, to whom we refer you, and with a real estate broker registered with CRECI.
03
A network along the coast
Direct relationships with developers and local operators, from Praia Brava to Porto Belo.
04
Tailored selection
Deals are chosen around your goal, your capital and your timeline.
Our partner professionals
-
Adriano
Lawyer
Real estate, asset and business law, with an MBA in real estate law. Handles contracts and document checks on every transaction.
-
Ana Paula
Lawyer
Strategic, tailored legal advice: real estate, condominium and corporate law.
-
Neto
Accountant
Handles tax and accounting for the purchase and for running the property, including the withholding tax on rent for non-residents.
-
Roberta
Administration
Handles the paperwork and requests your CPF remotely.
Founded by Claudio Fiammengo. Born in a favela in Rio de Janeiro, he built a sales career of more than 12 years between Italy and Dubai’s off-plan market before bringing this method to Brazil.
- Generali Italia S.p.A. (formerly Assicurazioni Generali)
- Sales Director, Siqur S.p.A.
- President, Gold Life – Financial education movement
- Sales Manager – Dubai
- Fiammengo Capital
Track record
A few clients at a time, followed closely.
- clients guided step by step
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- Italian, Portuguese, English and Spanish
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- working in Santa Catarina
- 2+ years
- Balneário Camboriú, Porto Belo and Praia Brava
- 3 areas
Fiammengo Capital internal data, updated November 2026.
References
Clients who have already invested with us
Some of the deals we have handled
Porto Belo
One-bedroom off-plan flat with a view
Italian client, aiming for seasonal rental and personal use. Bought at an early stage: the project is now under way.
In the first half of 2026 Porto Belo sold 2,850 new homes worth R$2.5 billion: first in the DWV ranking by units sold, ahead of Curitiba, Itajaí, Itapema and Balneário Camboriú.
Balneário Camboriú · city centre
Off-plan unit with an ocean view
Client looking for capital growth and high-season rental.
The average price per m² in the city has more than doubled since 2020 (FipeZap), and in high season tourist demand outstrips supply.
Praia Brava
Project under construction
The client wanted a more residential alternative to central Balneário Camboriú, while keeping liquidity and growth potential.
Praia Brava, between Balneário Camboriú and Itajaí, is the coast’s ultra-luxury beach.
Sources: DWV Inteligência de Mercado via NSC Total (July 2026); FipeZap.
What our clients say
Real testimonials from Fiammengo Capital clients, translated from Italian.
“I had never bought abroad and I had plenty of fears. Claudio explained everything plainly, followed every step, and in the end I bought an off-plan apartment in Porto Belo, in the Dubai Mall project. It was a leap, but he was always there. Today I’m glad I trusted him.”
“I was looking for something concrete, not just an investment left sitting there. Claudio took me to see Balneário Camboriú and helped me understand why it is growing so fast. I wanted a property to rent out in high season, when the city fills up. I bought an off-plan one-bedroom apartment with an ocean view. It was a leap in the dark, but he was always there, even when I was in Italy and couldn’t understand a document. Today I sleep soundly.”
“And thanks to Claudio too. We trusted you and you didn’t let us down… that already counts for a lot in such a difficult world. We bought an off-plan beachfront house in Porto Belo, planning to spend a few months a year there and rent it out for the rest. He handled everything remotely, even the most tedious things. For me it mattered to know there was someone defending our interests on the other side of the ocean.”
“I used to go to Fortaleza every year. I saw Claudio’s videos, came to meet him out of curiosity and fell in love with Balneário Camboriú. I saw how he works and decided to trust him. It’s not just an investment: it’s a place I want to come back to.”
After the purchase
The keys are just the beginning
If you live abroad, your property keeps working for you: we take care of it, from handover to resale.
-
Handover and inspection
We inspect the property at handover, before accepting it on your behalf.
-
Rental management
Long-term or short-term lets: tenants, contracts and rent collection.
-
Maintenance and building
Repairs, condominium fees and dealings with the building management.
-
Payments in Brazil
IPTU property tax, utilities and the withholding tax on rent, paid on your behalf.
-
Regular reports
Income, expenses and the state of the property, always under control.
-
Resale
When you want to exit, we handle the sale or the contract assignment with you.
“I put in your hands the keys to operate in South America with European peace of mind, guided by someone who knows the way and, above all, defends your interests.”
Claudio Fiammengo · Managing Director
The first step
Picture your home facing this ocean.
A first private consultation, with no obligation and in English: we start from your goal.
Balneário Camboriú
You’re home.
The home
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Your moment in Balneário Camboriú
Your first coffee, facing the ocean.
The bay wakes up and the light pours in.
The sunset is yours.
The city turns gold, and you’re there to see it.
The bay lights up.
City lights on the water, the calm of home.
Day: real footage. Sunset and night: Balneário Camboriú, mood images.
Fiammengo Capital · The Experience
What if this weren’t just a home to look at?
What if it were the place where your next chapter begins?
Discover what your life in Balneário Camboriú could be like.
Which life do you want to imagine?
Who with?
What can’t be missing?
Choose one of the three lives to continue.
A day built on your choices, with real footage and mood images.
A day in your new life · {{ lvDayLife }}
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Real footage and mood images of Balneário Camboriú.
Your future in Brazil
Can you picture yourself here?
Turn this experience into a personal postcard from your future in Balneário Camboriú.
The scene
Your line
A photo of you (optional)
Your photo stays on your device: it is never uploaded or stored.
This browser can’t prepare the file: you can save the postcard with a screenshot.
Illustrative visual created on your device: not a real photo of the property.
From dream to plan
Now that you’ve imagined your life here,
discover which properties can turn it into a real plan.
Indicative budget
A first selection for you
How we get there together
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Get this selection on WhatsApp
Book a private consultationIn English, by video call too
Simulate your investment
An indicative selection: we’ll send you verified prices, availability and terms. Rent and capital growth are not guaranteed.
The apartment you explored
- Private area
- On request
- Bedrooms
- On request
- Asking price
- On request
- Completion
- On request