Bach Inc. · Santa Catarina, Brazil · IPS Dubai 2026
Bach Inc. develops projects on the northern coast of Santa Catarina. We present two distinct fronts: Breeze Towers, in sales in Porto Belo, and a multifamily pipeline of seven projects designed for rental income.
Portfolio of 8 developments · 1,254 units · GSV BRL 1.2835 billion.
Opportunities
In sales · 35.1% sold
Pipeline · pre-launch
South of Brazil
On the northern coast of Santa Catarina, Itapema and Balneário Camboriú are among Brazil's highest average-value residential markets. Porto Belo, located next to Itapema and close to Balneário Camboriú, is now gaining scale within this same regional axis.
Balneário Camboriú
Consolidated residential market
Itapema
Among the country's highest average residential values
Porto Belo
New real estate growth axis
Regional benchmark
Itapema
BRL 15,327/sqm
Average residential value.
Balneário Camboriú
BRL 15,228/sqm
Average residential value.
The two markets help gauge the residential level of the regional axis in which Porto Belo is located.
Fonte: FipeZAP / DataZAP Index · June 2026
BRL 10.2 billion
GSV of the Porto Belo real estate market in 2024.
10.912
units launched
9.107
units sold
Of the 10,912 units launched in the period, 9,107 were sold.
Fonte: ABRAINC · 2024
+72.2%
Population growth expands structural demand for housing, services and infrastructure.
Fonte: IBGE · 2022 Census
70K+
Tourist flow expands visitor circulation in the city and the context for short-term rentals.
Fonte: ANTAQ / Porto Belo Government
A regional survey conducted by Datastore together with Bach helps gauge the potential audience for rental properties.
432,877 inhabitants
Itapema + Balneário Camboriú + Porto Belo + Tijucas + Camboriú
34%
have household income above BRL 10,000
50,751 families
estimate considering an average household size of 2.9 people
37%
declared interest in renting a property within the next 24 months
18,778 families
Estimated regional target audience from the survey
Result derived from the regional population, income bracket and declared rental intent over the next 24 months.
Fonte: Datastore + Bach Survey · 2024/2025
BRL 12 billion
Projects of this scale contribute to changes in infrastructure, urban occupation and the city's real estate dynamics.
Fonte: Porto Belo Masterplan / VivaPark · 2025/2026
Breeze Towers
In Porto Belo, Breeze Towers brings together different typologies, more than 2,500 sqm of leisure area, and a proposal aligned with different ways of living in and occupying a property.
Areas dedicated to leisure, physical activity, social interaction and well-being make up the development's structure.
Consolidated residential markets and regional tourist destinations minutes away.
Av. Francisco Severiano dos Santos
Living
Typologies and condominium infrastructure for different resident profiles.
Flexible housing
Partnership with Housi for contemporary housing formats.
Rental
Short, medium and long-term stays.
Financial indicators
| Estimated total development cost | USD 23,560,310.07 |
|---|---|
| Price range per sqm | USD 2,485 – USD 3,455 |
| Projected appreciation | 18% – 22% per year |
| Schedule | 60 months |
| Expected completion | January 2031 |
| Sellable area | approximately 18,000 sqm of private area |
| Units already sold | USD 18,426,106.34 |
| Reported percentage of sales already completed | 35.1% |
Conversion rate adopted in the financial material: USD 1 = BRL 5.21 · Data presented based on the financial material made available for the development and subject to updates.
Multifamily
Seven developments with sales not yet underway, presented in geographic clusters with staggered deliveries between 2029 and 2040.
The barrier to buying in Brazil is not the installment: it is the BRL 90,000–100,000 down payment plus financing costs — pushing structural demand toward renting.
An asset class in formation: under 1% of residential rental is professionally managed and required returns sit above mature markets.
24%
of Brazilian families live in rented housing — it was 16% between 2012 and 2014
<1%
of that rental stock is professionally managed. In the United States, nearly 50%
9–11%
yield on cost required for multifamily projects in Brazil, versus 5.5–6% in Chile and 6–6.5% in the US and Europe
12 years
of household income to buy a two-bedroom apartment in São Paulo — it was 7.5 years in 2012
Source: Market data presented at GRI Brazil · September 2026
The same regional survey that gauges the rental audience of the Itapema–Porto Belo axis is the demand backing for the multifamily pipeline.
432,877 inhabitants
Itapema + Balneário Camboriú + Porto Belo + Tijucas + Camboriú
34%
have household income above BRL 10,000
50,751 families
estimate considering an average household size of 2.9 people
37%
declared interest in renting a property within the next 24 months
18,778 families
Estimated regional target audience from the survey
Source: Datastore + Bach Survey · 2024/2025
70K+
cruise passengers in the 2024/2025 season
Source: ANTAQ / Porto Belo Government
+72.2%
population growth in Porto Belo between 2010 and 2022
Source: IBGE · 2022 Census
How the investor is compensated. Two paths, with no hierarchy between them.
The partner finances construction and starts receiving a percentage of the asset's rental revenue.
The partner finances construction and is compensated over a defined period, counted from when the asset begins generating returns.
Percentages, terms and guarantees are defined on a per-project basis.
From square meters sold to recurring cash flow.
Traditional development delivers once: it builds, sells, and closes. The multifamily model reverses this. The asset remains under single ownership, is professionally operated, and starts generating monthly rental revenue — with annual adjustment and real growth above inflation.
For the investor, the difference lies in what is acquired. It is not a unit. It is a stake in a recurring income stream, with an operator responsible for occupancy, pricing and the resident experience — and with exit liquidity via a fund, sale of the entire asset, or unit-by-unit sale.
The coast has a season. The asset cannot.
A development designed for a single rental format carries structural idleness outside the season. The model is duration-agnostic: all units remain available for short, intermediate and long-term rental, and the pricing strategy defines the mix each month.
In high season, the daily rate captures the peak. Outside of it, the monthly contract sustains occupancy. The investor is not buying a bet on the season — they are buying a flow with a contracted floor of long-term rental, set before operations begin.
BRL 618
average daily rate in Florianópolis in 2024 — the second highest in Brazil, behind only Rio de Janeiro
Source: Noctua · Lighthouse · 2025
BRL 25 bn
annual revenue of the Brazilian short-term rental market, with more than 588,000 properties
Source: Noctua · Lighthouse · 2025
3 durations
short, intermediate and long term in the same unit — the mix is decided by pricing, not the project
Source: GRI Brazil · Sep 2026
Size the pipeline's rental revenue by cluster, adjusting the assumptions for package, occupancy and private area.
Above the institutional target of 200 units
Gross package revenue, on a stabilized basis. It does not represent net operating income: condominium fees, property tax and owner expenses are defined on a per-project basis. The 51% efficiency figure is the ratio between private area and total area of Breeze Towers (18,000 sqm of 35,468.70 sqm) and serves as an adjustable reference. Reference operational scale: 175 units as the floor and 200 as the target, in line with practices of institutional residential rental managers.
Adjust typology, rental package and occupancy to size the revenue of a pipeline unit.
The rental package is the full amount paid by the resident — rent, condominium fees, internet and other items included. The initial value of BRL 112/sqm reflects Bach Inc.'s current practice. The fields are editable so investors can test their own assumptions. Return on investment is defined on a per-project basis.
The projects are presented in geographic clusters. A professional operator spreads staff, maintenance, front desk, service contracts and rental operations across nearby buildings: the closer they are, the greater the dilution.
Itapema, SC
All three are on neighboring streets (Rua 434 and Rua 444), which allows for effective shared operation.
Close to BR-101, 750 m from the sea, five apartments per floor, 654.64 sqm of leisure area.
Porto Belo, SC
Same city, distinct neighborhoods (Vila Nova and Pereque).
Tijucas, SC
A single asset with its own institutional scale — does not depend on a cluster.
The pipeline has staggered deliveries between 2029 and 2040. The capital structure is defined per project or per wave, and does not require commitment to the full pipeline.
Wave 1 · 2029–2033
434 Street and Marina View
402 units
GSV BRL 582,000,000
Wave 2 · 2034–2036
Arbo Home, Vert and One Vila Nova
262 units
GSV BRL 199,000,000
Wave 3 · 2039–2040
Aura Home and Bosque Estaleiro
215 units
GSV BRL 224,500,000
We build opportunities.
We build freedom.
We build futures.
Bach Inc. develops wellness-oriented projects, incorporating quality of life, technology, sustainability and efficiency into its developments.
Management, quality and compliance processes are part of the developer's presented approach.
Certifications and recognitions presented by Bach Inc.
The future is now.
Construction financing for Breeze Towers or a partnership in the multifamily pipeline: talk directly with the team responsible to understand stage, formats and next steps.
Direct service by the Bach Inc. team.
