Balneário Camboriú Apartments for Sale – SC, Brazil

Balneário Camboriú, on the northern coast of Santa Catarina, is the city of seafront skyscrapers. Along the Praia Central waterfront stand some of the tallest residential buildings in Latin America, and the price per square metre of high-end property is among the highest in Brazil. It is a compact city, with an urban beach, life all year round and a summer that multiplies the population.

For buyers, Balneário Camboriú offers what few Brazilian cities do: high-end seafront apartments with club-style amenities, in a safe city with good services. The trade-off is just as well known: prices are already very high, the beach falls into the shadow of the buildings in the late afternoon, summer packs the city and condominium fees weigh on the monthly cost. This page explains the city, what is for sale and what is worth checking before you buy.

Where it is and how to get there

Balneário Camboriú lies halfway between Florianópolis and Curitiba, next to the BR-101 highway, which links the city to the rest of the coast and to the south of the country. Navegantes airport is about 35 kilometres away, some 40 minutes by car without traffic, and much longer in high season. Itajaí, with its port, lies just to the north, and Camboriú, the neighbouring city, lies inland.

Within the city, almost everything in the Centro can be done on foot, between Avenida Atlântica, on the waterfront, and Avenida Brasil, the main shopping street. For the southern beaches, the Interpraias road takes you by car to the quieter coves.

A little history

Until the mid-twentieth century, the area was home to fishermen and small farms belonging to the municipality of Camboriú. The beach began to attract summer visitors from the Vale do Itajaí, and the resort became a municipality in its own right in 1964. In the decades that followed, the city grew upwards: ever taller buildings, pressed against the waterfront, on a narrow strip of land between the sea and the hills.

In recent years, this vertical growth has reached record-breaking scale. The One Tower, at 290 metres, was completed in 2022 as the tallest residential building in Latin America, and in 2024 it was overtaken by the towers of Yachthouse, in the same city. The Senna Tower, under construction, is expected to be completed after 2033. In 2021, the city government finished widening the sand strip of Praia Central, which went from about 25 to 70 metres.

The city, neighbourhood by neighbourhood

Centro and Praia Central

The heart of the city, between Avenida Atlântica and Avenida Brasil. This is where you find the most emblematic buildings, the shops, the restaurants and the nightlife. It is where most of the apartments for sale are concentrated, from buildings of the 1980s and 1990s to new towers with club-style amenities. Seafront properties, with views over Praia Central, are the most expensive per square metre.

Barra Sul

The southern end of Praia Central, next to the breakwater and the rio Camboriú. This is the area of the big seafront launches and some of the tallest towers, with views of the sea and the hills to the south. Nearby are the cable car of Parque Unipraias and the access to the Interpraias road.

Barra Norte and Pioneiros

North of Praia Central, Barra Norte and the Pioneiros neighbourhood have a more residential profile, with high-end buildings set a little back from the bustle of the central waterfront. They are sought after by families who want to be close to the beach without the summer noise of the Centro.

To the north: Praia dos Amores and Praia Brava

Past the hill north of Praia Central lie Praia dos Amores and, just beyond it, Praia Brava, which already belongs to the municipality of Itajaí, even though it sits right next to Balneário Camboriú. These are more open beaches, with rougher sea and new developments, sought after by those who want to be near the city without the density of the central waterfront. When buying, it is worth confirming which municipality the property is in, because that changes the IPTU (annual property tax), the ITBI (municipal property transfer tax) and the building rules.

The southern beaches: Estaleiro, Estaleirinho and Taquaras

Along the Interpraias road, smaller and better-preserved beaches, with houses in gated communities and low-rise buildings. It is another Balneário Camboriú: less dense, greener, and dependent on the car. This is where the high-end houses appear, some of them on the seafront.

Inland and gated housing communities

Away from the waterfront, in neighbourhoods such as Ariribá and in gated communities, there are large houses with land and a pool, a few minutes from the beach by car. It is the choice of those who want space and privacy without leaving the city.

Healthcare, schools and services

The city has private hospitals and clinics, and for more complex care the region can rely on Itajaí and, further away, Florianópolis. There are private and public schools at every level, and universities in the Vale do Itajaí region. For anyone with regular medical needs, it is worth checking which emergency room is closest to the property.

Shops and services are concentrated in the Centro, with shopping malls, supermarkets and restaurants. For those who live there all year round, it is a city with everything at hand; for those who only come in summer, it is good to know that services get crowded in high season.

What is for sale

In Balneário Camboriú, the market is dominated by high-end apartments, mostly with three and four bedrooms. In our selection, prices range from about R$1.9 million to R$55 million.

Apartments. They are the vast majority, with a median price of around R$6.7 million. The most affordable are three-bedroom units in older buildings in the Centro; at the top are seafront apartments in new towers, with four or more en-suite bedrooms, several parking spaces and full amenities. Based on the asking price and the private floor area, the price per square metre of the apartments in our selection generally falls between R$25,000 and R$47,000, and above that in the most iconic buildings.

Penthouses. Duplex and triplex units, with a terrace and, in some cases, a private pool, from about R$3.8 million and reaching almost R$30 million.

Houses. Houses in gated communities, inland and on the southern beaches, from about R$2.2 million to R$55 million, the most expensive one on the seafront.

What drives the price of apartments is their position relative to the sea — seafront, one block from the sea or further inland —, the floor and the view, the age of the building, the number of en-suite bedrooms and parking spaces, and the condominium amenities. Two apartments of the same size can have very different prices if one has a permanent sea view and the other does not.

Off-plan and under construction. Part of the supply is being launched or is under construction, with payment in instalments during the building works. Buying off-plan has its own rules, explained further below.

The market moves. Well-priced properties sell quickly and prices are revised over the weeks. A listing you saw a month ago may now have a different price or no longer be available: always confirm the status and the current price before going ahead.

Investment analysis

Appreciation

Property appreciation in Balneário Camboriú over the last decade has been among the strongest in the country, driven by luxury seafront launches and by demand from buyers from other states. The limit is the price level itself: buying today means paying for a good part of that appreciation, and the stock of launches under construction is large. Not every new building will appreciate in the same way.

Rental

Short-term holiday rental is strong in summer and weak for the rest of the year. Before buying with it in mind, you need to read the condominium bylaws: the Superior Tribunal de Justiça (Brazil's Superior Court of Justice) has already ruled that bylaws designating a building for residential use can prohibit rentals through platforms such as Airbnb, and in 2026 it suspended the cases on the subject in order to establish a single binding interpretation. Annual rental, to people who live in the city, is more stable, but with a lower return relative to the purchase price.

Exit

Well-located apartments, with a sea view and a good layout, are in demand. Properties at the top of the price range, very large penthouses and luxury houses have a small pool of buyers and take longer to sell. Buyers should think from the outset about who would buy the property from them later.

Points to watch

Shade on the beach

Even after the widening of the sand strip, the shadow of the buildings spreads over Praia Central in the late afternoon, from four o'clock onwards. And, within the city, an apartment's view can be blocked by a new building next door. Visit the property at the time of day you usually intend to use it, and ask what has been approved for the neighbouring plots.

Construction next door

With so many launches under way, it is common to find a building site on the same street, sometimes on the plot next door. A tall tower takes years to complete, with noise, dust and trucks during the day. Before buying, look at the surroundings and ask the city government what has been approved for the plots around it.

The summer

In high season, the city fills up: traffic on the BR-101 and on Avenida Brasil, crowded beaches, queues at restaurants. Anyone thinking of living there all year round should also get to know the city in January, and not just on a quiet winter day.

The condominium

Buildings with full amenities — heated pool, gym, spa, beach service — have high condominium fees, which weigh on the monthly cost and on the return for those who rent out. Ask for the current fee, the latest meeting minutes, the planned works and whether there are any outstanding special assessments.

Buying off-plan

When buying off-plan, check the registration of the development and its specifications on the matrícula (property registration record), whether the project has patrimônio de afetação (ring-fenced project assets), the developer's track record on deadlines and quality, and the index used to adjust the instalments. Large projects can take many years to be handed over. Negotiate in writing what happens in the event of delays.

Documentation

For a completed property, ask for the updated matrícula, the habite-se (occupancy certificate) and the registration of the construction, the clearance certificates for the seller and the property, and the statement confirming that condominium fees are paid up. A lawyer should review everything before the compromisso de compra e venda (purchase agreement) is signed.

Financing and the bank valuation

The bank valuation may come in below the agreed price, and the loan is calculated on the lower value. Anyone buying with financing should have the approval under way before making an offer, and set out in the contract what happens if the valuation comes in lower.

Purchase costs and taxes

On purchase: the ITBI in Balneário Camboriú is 3% of the transaction value, with a rate of 1% on the portion financed through the Sistema Financeiro de Habitação (SFH, Brazil's housing finance system). On top of that come the public deed at a notary's office and the registration at the property registry, both at fixed scheduled fees.

While you own it: annual IPTU, condominium fees, insurance and maintenance. Those who rent out declare the income in Brazil.

Foreign buyers: they can buy urban property without significant restrictions. You need a CPF (Brazilian taxpayer number), and it is important to bring the funds in through a formal, documented foreign exchange transaction, to make it easier to send the money back out on a future sale. For those who earn in another currency, the exchange rate cuts both ways: the real may rise or fall between purchase and sale, and that weighs as much as the appreciation of the property.

Who it makes sense for — and who it does not

It makes sense for those who want to live in, or spend seasons in, a beach city with services, security and high-end buildings, and for those who value urban life by the sea. It makes sense for those buying for their own use who accept paying for the address.

It makes less sense for those looking for a low entry price, for those who want peace and quiet in summer, for those counting on short-term rental without reading the condominium bylaws, and for those expecting the same appreciation as in recent years.

Final thoughts

Balneário Camboriú is a mature, expensive and highly sought-after market, with a large supply of high-end apartments. What counts is choosing the building, the position and the view well, knowing the cost of the condominium and having the financing lined up.

The path is simple to state: confirm that the property is still available and at what price, ask for the documentation of the property and the condominium, read the bylaws, and visit the apartment in the late afternoon and on a high-season day before deciding.

When you contact us through a property page, we forward your details to our partner broker, who has the complete information on that specific property — the condominium bylaws, including on short-term rental, the condominium fee and IPTU amounts, the status of the matrícula and the terms of negotiation.