How to declare property on the beach in IR and choose between oceanfront or partial view

Buying a property on the beach goes beyond the dream of living with a better quality of life. For those looking for asset appreciation and return with vacation rentals, understanding the financial and fiscal impacts is essential. One of the most important points, often left aside, is knowing how to correctly declare this type of asset in the Income Tax.

In addition to the choice between a privileged view or a more affordable price, factors such as profitability, taxation in case of sale and maintenance costs come into play. In this guide, you will understand how location, purpose, and type of property directly influence the performance of your investment, whether for your own use or as a source of strategic income.

Oceanfront or partial view: Which is more advantageous?

Properties facing the sea stand out for their exclusivity, definitive view and high potential for appreciation. Units with partial views, on the other hand, have a good location, a more affordable price and great performance in vacation rentals, with more controlled maintenance costs.

While the first profile usually attracts those who value luxury, personal use, and future resale with margin, the second is ideal for those who prioritize profitability, liquidity, and operational efficiency.

To help you choose, below we compare the main criteria that differentiate these two types of properties in terms of cost, appreciation, maintenance, rental return, and tax impacts.

Financial comparison between the two profiles

Let’s look at a practical example, based on market averages on the Brazilian coast:

Properties facing the sea generate higher gross revenue, but with higher expenses. Those with partial view tend to have better net profitability and lower risk of periods without off-season rentals.

In addition, the sea air usually requires more maintenance in seaside properties, impacting paint, hardware, equipment and furniture.

How to declare property on the beach in the income tax:

The Federal Revenue Service requires that every property be registered in the “Assets and Rights” form, with the value of acquisition, deed, ITBI, brokerage and documented improvements. Properties for exclusive family use have a simpler declaration. Rented ones, even if only in high season, require attention.

The owner must collect the Carnê-Leão monthly, following the progressive IR table, which can reach 27.5%. When the lease is made by real estate agencies such as RoccoImob, the process becomes more transparent: expenses such as condominium, property tax, maintenance and commissions can be deducted, as long as they are proven.

In case of sale, it is necessary to calculate the capital gain. The rate varies between 15% and 22.5%, but there are exemptions in situations such as:

• Sale of a single property up to R$ 440 thousand (every five years)
• Full reinvestment in another residential property within 180 days

Keeping receipts organized is essential to reduce the tax and avoid future problems.

Ideal buyer profile for each type of property

The choice between oceanfront or partial view depends on your profile as a buyer or investor. See in the table below how each type meets different objectives:

Understanding your profile is the first step to making a safer decision. A property can be excellent as an asset, but require more active management if the intention is to generate consistent passive income. Likewise, properties with a lower initial cost can prove to be more advantageous in the short term, especially with a good leasing strategy.

Conclusion: One property, several impacts

The decision between buying a property facing the sea or with a partial view involves more than aesthetics. It affects the cost of acquisition, income generation, taxes, and even the capital gain tax on the sale.

Planning is the key. Knowing the profile, simulating scenarios and keeping the documentation up to date ensures more security, profitability and appreciation of the seaside heritage. Explore every detail of a property in Bombinhas and see in practice how the partial view, the location on the beach and the structure directly impact the appreciation and profitability of the investment:

FAQs

1. What is capital gain and how is it calculated in the sale of real estate?
Capital gain is the difference between the sale value and the value declared in the Income Tax as acquisition cost. Therefore, it represents the profit obtained from the operation. Depending on the amount, this profit is taxed at progressive rates ranging from 15% to 22.5%.

2. Are there situations in which I can be exempt from this tax?
Yes. In some cases, the legislation provides for exemption. For example, if you sell a single property for up to R$ 440 thousand and have not made another sale in the last five years, there is no tax to pay. In addition, it is also possible to obtain an exemption if the sale value is fully reinvested in another residential property within 180 days.

3. How do improvements help reduce the tax?
Whenever you carry out renovations or improvements to the property, these expenses can be added to the original purchase value. In this way, the acquisition cost increases and the capital gain is reduced. However, it is essential to keep the invoices or receipts for the works for proof with the Federal Revenue.

Read More

• Law 11,196/2005 – Article that deals with the exemption for reinvestment – Official source of the legislation on capital gain.
• Is it worth investing in real estate in Bombinhas, SC? – Learn more about the Bombinhas market and investment opportunities.
• New Master Plan repositions Bombinhas as a reference in sustainable urbanism – Understand how public policies help in the appreciation of real estate in the region.