Every time news like Flamboyant's R$1.5 billion expansion comes out, the same line appears: "now is the time to buy there". Maybe. But good news does not replace good math.
Before buying property in Jardim Goiás, Park Lozandes or Alto da Glória as an investment, answer these six questions.
1. What exactly will change near the property?
According to the announcement, the complex will have stores, restaurants, cinemas, a supermarket, a medical center, an office tower and a tower for a hotel and serviced residences, with opening planned for the second half of 2029.
Now look at your property: how far is it from all of that, on foot and by car? What is the route? One block can make a difference, and so can a busy avenue in the way.
2. Is the news already in the price?
When an area becomes the talk of the town, nearby developments tend to build that into their prices. Compare the price per square meter with similar properties in the area, both ready and off-plan. If prices have already risen a lot, there may be less room for gains on resale.
3. Who would live in or rent this property?
A medical center, offices and a hotel bring people who spend the day in the area. That may mean demand for studios and compact apartments. May. Ask who the likely tenant is, what they pay today for something similar and how much identical supply exists nearby.
4. What if construction is delayed?
Large projects have long schedules and can change. Run the numbers assuming the surroundings may take longer than planned to be ready. If the investment only works with the expansion opening on time, it rests on a fragile assumption.
5. How much does it cost to keep the property?
On top of the price come the ITBI transfer tax, notary and registration fees at purchase, and then condominium fees, IPTU property tax, maintenance and months without a tenant. Buildings with lots of leisure areas usually have higher fees. It is all in this guide to costs.
6. Are you buying the property or the headline?
This is the most important question. A good investment has to make sense on its own merits: layout, position on the block, builder, price and running costs. The mall expansion is a point in favor of the area, not a replacement for that analysis.
How I can help
I follow the developments around Flamboyant and work through these six answers with you, using real numbers for each option. If the math does not work after the analysis, I will tell you. Living abroad? I work in English and Portuguese, on your time zone. Let's talk.
This content is educational and is not investment advice. There is no guarantee of appreciation, rental income or financial results.