Land sourcing and structuring · Northern Coast of Santa Catarina
Every great development starts with a well-negotiated piece of land.
Áurea Inc. identifies, appraises and structures land swaps for prime sites on the Northern Coast of Santa Catarina, Brazil. We protect those who bring the land and help those who build move faster.
In four years, the price per m² in Itapema rose 68%. The national average: 28%.
Four of Brazil's five most expensive cities per square metre are in Santa Catarina. Three of them are neighbours, right here on the Northern Coast.
Residential price per m² over time (sales)
Alpha over the national average
Jan/2018 → Oct/2026 · cumulative appreciation above the benchmark, in percentage points
| Date | Itapema | Balneário Camboriú | Itajaí | National average |
|---|---|---|---|---|
| Jan/2018 | R$5,786 | R$6,911 | R$5,650 | R$6,901 |
| Dec/2018 | R$6,119 | R$7,225 | R$5,904 | R$6,887 |
| Dec/2019 | R$6,295 | R$7,453 | R$6,149 | R$6,887 |
| Dec/2020 | R$7,142 | R$7,879 | R$6,538 | R$7,140 |
| Dec/2021 | R$8,825 | R$9,550 | R$8,091 | R$7,517 |
| Dec/2022 | R$10,286 | R$11,626 | R$9,367 | R$7,980 |
| Dec/2023 | R$12,294 | R$12,884 | R$10,617 | R$8,389 |
| Dec/2024 | R$13,513 | R$13,980 | R$11,892 | R$9,038 |
| Dec/2025 | R$14,860 | R$14,990 | R$12,940 | R$9,628 |
| Oct/2026 | R$15,232 | R$15,325 | R$13,511 | R$10,065 |
- rise in the price per m² in Itapema between Dec/2021 and Dec/2025
- +68%
- in Itajaí over the same period
- +60%
- in Balneário Camboriú
- +57%
Monthly change in the price per m² (%) and year-to-date total
| Year | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec | Year total |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2018 | – | +2.59% | +2.91% | -1.04% | -1.19% | +0.59% | +1.83% | +2.57% | +0.47% | -0.06% | -1.16% | -1.75% | +5.8%* |
| 2019 | -1.20% | -1.05% | +1.27% | +0.38% | +1.82% | +1.29% | +0.94% | +0.08% | -0.57% | +0.12% | +0.16% | -0.36% | +2.9% |
| 2020 | +0.43% | +1.57% | +1.82% | -0.20% | -1.27% | -1.27% | +0.75% | +2.65% | +3.36% | +2.36% | +1.41% | +1.19% | +13.5% |
| 2021 | +0.60% | +0.84% | +1.10% | +1.48% | +2.24% | +1.92% | +2.67% | +2.09% | +2.75% | +2.30% | +2.10% | +1.29% | +23.6% |
| 2022 | +1.51% | +1.32% | +1.44% | +1.27% | +1.12% | +0.89% | +0.77% | +0.71% | +1.43% | +1.51% | +1.72% | +1.72% | +16.5% |
| 2023 | +1.50% | +1.79% | +2.16% | +1.64% | +1.33% | +1.45% | +1.60% | +1.25% | +0.70% | +0.83% | +2.06% | +1.67% | +19.5% |
| 2024 | +1.42% | +0.39% | +0.45% | +0.31% | +0.27% | +0.94% | +1.57% | +1.95% | +1.12% | +0.66% | -0.10% | +0.53% | +9.9% |
| 2025 | +0.70% | +1.06% | +0.82% | +1.29% | +1.96% | +1.72% | +0.86% | +0.01% | +0.05% | +0.15% | +0.56% | +0.39% | +10.0% |
| 2026 | +0.57% | +0.56% | +0.30% | +0.70% | +0.31% | +0.67% | +0.50% | 0.00% | -0.41% | -0.71% | – | – | +2.5%* |
Cumulative from Jan/2018 to Oct/2026 in Itapema: +163.3%
Source: FipeZap Index – residential sales, average asking price (R$/m²).Third-party data, obtained from public sources believed to be reliable, with no guarantee of accuracy. Past appreciation is no guarantee of future appreciation.
When the price of built space rises at this pace, the land beneath it rises with it. Here, land is not inventory. It is the most sought-after asset in the value chain, and every percentage point of a swap negotiated without proper analysis is value left on the table.
Anyone who negotiates land on the Santa Catarina coast will recognise these situations.
01For landowners
The numbers were run by the buyer.
The offer arrives with a ready-made swap percentage, and you have no way of knowing whether it reflects the building potential and the GDV of your land.
A tangible asset traded for a promise.
Construction that runs late, a developer that fails to deliver, a unit different from the one agreed. The contract is what defines who bears that risk.
The land no one can unlock.
Heirs who can't agree, pending title issues, an estate still in probate, questions over federal coastal land (terreno de marinha). The deal stalls before it even starts.
Overexposed land.
Shopped around by several brokers at once, it loses value with every negotiation that fails to close.
02For developers
Sourcing that drains the team.
Months visiting sites that don't fit the profile, while the next launch waits.
The problem shows up at the last minute.
Liens on the title, environmental restrictions, zoning different from what was advertised, after months of negotiation.
Unfounded expectations.
A landowner asking for the land the price of the finished building, because no one ever showed them the residual value calculation.
Whoever shows up with the analysis done closes first.
On the most sought-after sites, decision speed matters as much as price.
Both sides want the same thing: a fair, secure and fast deal. Áurea Inc. exists to make that happen.
A piece of land becomes a deal when someone masters every link in the chain.
Sourcing, appraisal, negotiation, legal structuring and a capital markets perspective. At Áurea Inc., it all sits under one roof.
- 01
Selective sourcing
We prospect prime land on the Northern Coast of Santa Catarina and only move forward with sites that have real development potential. Fewer sites, more deals.
- 02
Feasibility and GDV
Massing, building potential, GDV, costs and residual value. The price of the land stops being an opinion and becomes a calculation.
- 03
Technical appraisal
Real estate appraisal signed by a CNAI-registered appraiser, using the sales comparison and residual methods.
- 04
Negotiation with the right developers
Each site is shown only to developers with the right profile to build it, and we lead the negotiation all the way to signing.
- 05
Legal and financial structuring
Full real estate due diligence, swap design and a guarantee matrix. Whoever contributes the land knows exactly what they will receive and how they are protected.
Legal insight and a capital markets perspective applied to real estate development, from the first study to the handover of the keys.
The Áurea Method: from first contact to the keys, with nothing left to chance.
Each stage has a clear deliverable. You always know where the deal stands and what the next step is.
- 01
Initial assessment
Within a few days, a first analysis of location, zoning, title and restrictions, faster than the market standard. If the land has no development potential, you find out right away.
- 02
Feasibility study
Massing, GDV, costs and residual value define the fair swap range.
- 03
Mandate
We formalise our engagement with exclusivity, confidentiality and transparent fees.
- 04
Selective presentation
The land goes only to developers with a matching profile, with the full study in hand. No unnecessary exposure.
- 05
Structuring and closing
We lead the negotiation and design the swap with clear guarantees for each party.
- 06
Ongoing support
We stay alongside the landowner until the units are delivered.
We act independently, always under a formal mandate.
Before accepting any offer, find out what your land is really worth.
In a land swap, the price of your land is not in the listing. It lies in what can be built on it. Áurea Inc. runs these numbers before any negotiation, brings the right developers to compete for your land and structures the swap so that you receive exactly what was agreed.
A first, no-obligation assessment. Your information is kept confidential.
What changes for you:
You negotiate with numbers.
Technical appraisal, building potential, GDV and a fair swap range.
You choose between offers.
Your land is presented selectively and confidentially, without being overexposed in the market.
You know what you will receive.
Units specified in the contract: floor, position in the building, size and finishes.
You are protected.
Guarantees against construction delays and stoppages, designed before signing.
You are not on your own after signing.
We stay with you until the keys are handed over.
Your next development can start with the study already done.
Tell Áurea Inc. what you are looking for: cities, site size, market segment, target GDV and acquisition model. You receive only sites that match your profile, with feasibility, massing and due diligence in hand, and a landowner ready to negotiate on the basis of numbers.
We also work under exclusive search mandates.
What changes for you:
Your team stops hunting for land.
You receive sites filtered by your profile, not lists.
You decide faster.
A site dossier with massing study, GDV and residual value before the first meeting.
No surprises at the finish line.
Real estate due diligence done before the offer, not after.
A rational negotiation.
A landowner whose expectations rest on a technical study, not on what the neighbour got.
Structures designed to close.
Swaps for units, for a share of sales revenue or a mix of both, designed to balance both sides.
We invest in what we recommend.A private group. By invitation only.
Beyond structuring deals for our clients, Áurea Inc. also invests. With our own capital, and alongside a private group of investors, we acquire selected sites for development through land swaps, applying the same technical rigour we bring to every client.
The group is restricted. Participation is by invitation only, based on an established relationship and an individual review of each profile.
If you would like to see how we work, we can arrange a private meeting to introduce Áurea Inc. and our business model.
Institutional content only. It does not constitute an offer, solicitation or recommendation to invest. Participation in the private group is restricted and subject to invitation and individual review. See the Legal Notice.
Áurea Inc. was born where financial markets, law and real estate development meet.
Most land intermediaries only ever see part of the deal. Áurea Inc. was founded to see all of it.
That perspective took shape early. At 19, our founder, Marcello Alves, became a partner in an investment firm and was put in charge of its trading desk. There he learned to judge every asset by what it is truly worth: he analysed debt issuances, including real-estate-backed securities, and earned the CGE certification for structured fund managers from ANBIMA, the Brazilian financial and capital markets association.
The other side of the table was still missing. So he studied law at Univali and worked directly with developers, where he saw up close what a badly structured land swap really costs: stalled projects, weak guarantees and family wealth that took generations to build, put at risk by a single contract.
Áurea Inc. exists to keep that from happening. Here, land is treated as what it is: an asset, with value, risk and structure. Whoever entrusts that asset to us gets the precision of a financial-markets background, the care of someone who understands the law and the practical sense of someone who knows how buildings get built.
Background and credentials
Law
Legal education
Univali
Financial markets
CGE · ANBIMA
Structured fund manager certification
Real estate
CRECI-SC 64.838
Licensed real estate broker · managing broker
CNAI 54.158
Registered real estate appraiser
Where we operate
- Barra Velha
- Balneário Piçarras
- Penha
- Navegantes
- Itajaí
- Balneário Camboriú
- Itapema
- Porto Belo
- Bombinhas
Municipal boundaries: IBGE.
The best time to structure a land deal is before the first offer.
Whether you own land or are a developer looking for your next site, the conversation starts the same way: with no commitment and in complete confidence.