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Originally Posted by JMBroad
5% of the "valor fiscal" (fiscal value), which is normally much lower than the sales price?
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It's 5% of the value that is on the deed. If you buy a piece of beach front property for 1,000,000 reais, and 1,000,000 reais is the value on the deed, you pay 50,000 reais only for the "terreno da marinha" tax. There is approximately another 3% total of other taxes that you will have to pay as well. So, at title exchange, the purchaser will be obliged to pay approximately 8% of the value on the deed in tax.
Other than that naturally one has to pay yearly property tax, or IPTU. This tax "should" be around .8% of the valuation of your land which is done by the city gov't. Although since I've purchased my land they have been charging me more than 4% yearly. I'm currently suing the local prefeitura, and already won a "liminar", or preliminary decision. I will only pay .8% at the end of this month when I go to pay, and the city gov't. is responsible for not only refunding me what I've overpaid in the last 4 years with interest and monetary correction, but also what the previous owner overpaid over a certain number of years as well.
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I think that might be over simplifying it a little - it might be 20 meters or 220 meters. Depends on where the 'build line' is, in front of which it is illegal to construct any permanent structure. Should the sea reclaim the street in front of you, you are obliged to reconstruct it or donate part of your 'private beach' or marina area back to the community so that it can be rebuilt.
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You're right Debzor, I did oversimplify it. Sorry for that. I was thinking about here in Aracaju where a road runs in front of the beach. On the beach side of the road naturally no one can purchase...it belongs to Brazil. Although one can get a "licensa" to operate a business...ie beach bar/restaurant. On the other side of the road is raw land and/or condominiums. On this side of the road, we in Aracaju, cannot build on the first 20 meters. But naturally that will differ from place to place and the situation of the land/beach, etc.