How to buy an apartment at Yachthouse: a complete due-diligence guide

1. How much does it cost and what is there to buy at Yachthouse

The Yachthouse by Pininfarina is made up of two twin towers with 81 floors and an official height of 294.1 meters. With the work 100% completed and the installation of the spiers approved in 2024, there are no longer residential units for sale by the construction company in off-plan condition. All inventory available for purchase is traded on the secondary market.

The Standard Floor Plan of 257 m² Private

Unlike traditional developments that spread out square footage, Yachthouse adopts a standardized floor architecture: there are only 2 apartments per floor in each tower, both with exactly the same base configuration:

• Private Area: 257 m² to 265 m² of internal private area.
• Internal Distribution: 4 independent suites (one master with space for a bathtub and closet), large integrated living room with panoramic curved view, gourmet kitchen, toilet, laundry area with bathroom and separate service access.
• Parking spaces: Each apartment is entitled to 3 or 4 private parking spaces, distributed on the garage floors (G1 to G7).

Price Ranges Practiced in the Secondary Market

Based on the monitoring of active offers and transactions brokered by MMI in Barra Sul, the resale values of standard units are distributed according to the following technical ranges:

Source: Commercial sample and secondary market survey carried out by MMI Manica Marin Imóveis in Barra Sul (updated in October 2026). Prices may fluctuate depending on the carpentry project, loose furniture included and negotiation of additional vacancies.

2. How to Choose the Right Unit: Floor, View, Spaces and Finish

Although the standard plans share the same 257 m² area, the living experience and future liquidity of each unit are influenced by subtle variables that require careful comparative analysis:

1. Tower Orientation and Visual Axis (Tower 1 vs Tower 2)

The complex is divided between Tower 1 (North) and Tower 2 (South). Each floor has two apartments per elevation: one unit with a predominant frontal view of the mouth of the Camboriú River, Tedesco Marina and Praia Central, and another unit with greater amplitude towards the Atlantic Ocean and the vegetation foothills of the Atlantic Forest. Evaluating the solar incidence in the afternoon and the nautical contemplation angle is crucial to align the family routine with the property.

2. Property on the Sub-Floor vs. Ready and Furnished Unit ("Closed Door")

On the Yachthouse secondary market, there are two distinct categories of units:

• Units on the Sub-Floor (Construction Standard): Aimed at buyers who prefer to hire their own architect to carry out a 100% customized project for lighting, plaster ceilings, automation and coverings. Practical consideration: a complete high-standard renovation of 257 m² normally requires between 6 and 12 months of execution and an additional investment estimated between R$1.5 million and R$3.5 million.
• Ready Units / Closed Door: Apartments already renovated, air-conditioned and furnished by renowned interior offices. They offer immediate use of the keys without the wear and tear of works. When evaluating these units, the condition of the appliances, built-in furniture and warranties of the installed air conditioning equipment must be audited.

3. Arrangement of Parking Spaces in the Basement

The Yachthouse has large garages, but the physical location of the spaces makes a difference in daily practicality. It must be checked whether the spaces are free (individual) or in a "drawer" format (stuck), on which garage floor they are located (G1 to G7) and their proximity to the private elevator halls of the respective tower.

3. Due Diligence of the Property and the Seller (Documentary Audit)

The most critical stage of an ultra-luxury property acquisition is the preventive legal audit (due diligence). In transactions above R$10 million, no binding proposal with financial disbursement must be formalized without prior verification of the following certificates:

4. Technical inspection of the finished unit and high-rise systems

Unlike a standard property, a residence located at an altitude of more than 100 or 200 meters is subject to different regimes of wind pressure, vibration and thermal expansion. It is recommended that the buyer hire a civil engineering expert to monitor the inspection and issue a finding report:

Fundamental Technical Points for Inspection:

• Watertightness and Sealing of Frames: Thorough testing of sealing rubbers, latches and closures of windows and glass skins. In high-rise buildings, any failure of the perimeter seal can generate hissing wind noise during gales or water infiltration under high atmospheric pressure.
• VRF Automation and Air Conditioning: Inspection of the control panels, individual activation test of the air conditioning evaporators in all 4 suites and living room, in addition to checking the status of the compressors installed in the technical condensation areas.
• Hydraulic Pressure and Sanitary Return: Checking hydraulic pressure reducers and simultaneous flow tests in showers and single levers.
• History of Previous Renovations (ART/RRT): Requirement of copies of the Technical Responsibility Notes (ART/CREA) or Technical Responsibility Records (RRT/CAU) of any civil works, cladding changes or masonry changes previously carried out in the unit, ensuring that there was no undue intervention in the slab or structural outriggers.

5. Formal Proposal and Negotiation in the Secondary Market

In the ultra-luxury segment, negotiations must be conducted through a formal written instrument brokered by a real estate agency duly registered with CRECI, avoiding informal negotiations that create legal uncertainty.

Essential Structure of an Acquisition Proposal:

1. Closed Price and Settlement Conditions: Clear definition of the total value of the transaction and the financial schedule (down payment value, intermediate installments and final balance).
2. Payment Payment and Principle (Arras): Normally stipulated between 10% and 20% of the global value, credited to an account contractually indicated by the parties or another legally structured custody mechanism, when used, after signing the commitment.
3. Negotiated Condition Precedent: Clause that links the release of payment to the satisfactory completion of due diligence and the treatment of any notes capable of compromising the security of the acquisition.
4. Photographic Inventory Attachment: In "closed door" purchases, a detailed list of all items included (custom-made furniture, household appliances, lighting fixtures and air conditioning) is drawn up, jointly signed by the parties.

6. Legal Instrument and Financial Engineering (Cash vs Financed)

The legal formalization of the Yachthouse purchase depends directly on the capital structure chosen by the acquirer:

1. Private Purchase and Sale Commitment (CCV)

When the transaction involves deadlines for raising funds, checking certificates or disbursement in installments, a Purchase and Sale Commitment Agreement (CCV) is preliminarily signed. The CCV must expressly regulate possible irrevocability, right of repentance, arras, penalties and precedent conditions, according to the legal structure adopted. When signed by the parties and two witnesses, in accordance with Article 784, III of the Code of Civil Procedure, the instrument meets the legal requirements of an extrajudicial executive title.

2. Financial Payment Methods

• Full Payment in Cash: This is the most agile and flexible method of negotiation. The funds remain under the ownership of the buyer and are settled by electronic bank transfer when the public deed of purchase and sale is drawn up.
• Direct Installment with the Seller: Common when the owner accepts a payment flow within negotiated terms (e.g. 12 to 36 months). Legal security is usually structured with a real guarantee, such as the fiduciary sale endorsed on the property registration until final settlement.
• Bank Financing: Conducted by financial institutions that operate real estate credit/SFI or private banking structures, subject to individual analysis and current credit policies. The financing contract formalized as a public deed is sent directly to the real estate registry.

7. ITBI, Public Deed and Registration at the Property Registry Office

For ownership of the apartment to be legitimately transferred to the buyer, the notarial and registration procedure must strictly comply with the dictates of the Public Records Law (Federal Law No. 6,015/1973) and the Brazilian Civil Code.

Phase 1: Prior Collection of Municipal ITBI

Before signing the deed, the Real Estate Transfer Tax (ITBI) form must be requested from the City Hall of Balneário Camboriú. The general rate is 3%, applied on the calculation basis determined in accordance with current municipal legislation, which considers the market value of the property and the elements declared in the transaction. Proof of discharge is an essential requirement for drawing up the notarial act.

Phase 2: Drawing up the Public Deed of Purchase and Sale

The public deed is drawn up in a Notary's Office (of the free choice of the parties in any municipality in the Santa Catarina territory). The notary checks the legal capacity of the contracting parties, files the customary negative certificates, attaches proof of ITBI payment and writes the solemn notarial act that expresses the declaration of the will to sell and purchase.

Phase 3: Protocol and Prenotation in the 1st Property Registration Office (1st RI of BC)

Once the public deed is presented to the 1st IR of Balneário Camboriú, the official proceeds with the prenotation (ensuring priority of order in the protocol) and the registration qualification. Once the legal formalities have been completed, the registration is endorsed under a definitive number on the individual registration of the apartment and its respective parking spaces. From that moment on, the updated full content certificate shows the name of the buyer as the legitimate owner before third parties (*erga omnes*).

8. Delivery of Possession and Condominium Transition

After paying the agreed amounts and drawing up the deed (or registration protocol), the effective transfer of possession occurs. This stage requires formal transition procedures to ensure peace of mind for the new resident:

1. Term of Receipt of Possession and Keys: Formal document signed between buyer and seller itemizing the delivery of all physical copies of keys, electronic access cards to elevators and halls, parking tags and automation passwords/biometric locks.
2. Final Readings of Public Service Concessionaires: Joint completion of the final reading of individual water meters, piped gas meters and Celesc's electric meter. These measurements define what is the seller's responsibility and what becomes the buyer's responsibility.
3. Registration Update before the Condominium Administration: Presentation of a copy of the deed or updated registration to the superintendent and administrator of the Yachthouse condominium for official registration of the new owner, enabling facial biometrics at the entrances and changing the holder responsible for issuing future condominium bills.
4. Furniture Inventory Check: In furnished properties, in-person checking of each item listed in the photographic annex of the purchase and sale contract.

9. Real Acquisition Costs (Simulation with R$ 12.5 Million)

To provide absolute transparency to estate planning, we created a simulation based on a real secondary market transaction of a standard unit on Yachthouse worth R$12,500,000.00. In Santa Catarina, notary and mandatory tax costs are substantially lower than the inflated percentages commonly advertised on the internet:

Methodological Note: Informative simulation prepared based on the tax legislation of Balneário Camboriú and the emoluments parameters of the Court of Justice of Santa Catarina (TJSC), subject to progressive bands, number of registrations (apartment and vacancies) and incidence of the FRJ. The brokerage commission is usually borne by the seller under the terms agreed upon in the intermediation, and the responsibility must be expressly stated in the proposal and in the purchase and sale commitment.

10. Tedesco Marina and Condominium Convention Rules

For those who value the nautical lifestyle and coexistence in the condominium, it is essential to observe the complex's operational and regulatory guidelines:

The Relationship with Tedesco Marina

The Yachthouse is located adjacent to Tedesco Marina, in Barra Sul. However, it should be noted that the nautical operation is independent of the residential condominium: the acquisition of an apartment does not automatically grant nautical space for boats. Any interest in a wet berth, dry berth or mooring services must be consulted and contracted directly with the marina administration, depending on availability, size of the vessel and current rates.

Condominium and Coexistence Guidelines

The conditions of use of the property and common areas are governed by the Condominium Convention and the Internal Regulations in force. Before completing the purchase, it is recommended that the purchaser analyze the current documents provided by the administration, paying particular attention to:

• Destination of the Property: Rules for residential use and limitations on commercial or corporate activities.
• Rentals and Accommodation: Policies relating to seasonal contracts, registration procedures and prior identification of occupants at the entrance.
• Pets: Circulation rules in common areas and use of elevators.
• Interior Projects and Works: Prior approval procedures for renovations with presentation of ART/RRT, observing acoustic insulation and seals against modifications to the original facades and frames.

11. Frequently Asked Questions (FAQ)