R$
400.000
Property for sale

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Catuana Village | Property for sale
Country: Brazil
Region: Cearà

Pecem a commercial port 40km north of Fortaleza unknown a few years ago, now in the main light of the world and Brasil itself. A few months ago The Economist quoted the Port of Pecem as one of the highest potential development areas of Brasil. 

Destined to become the second largest commercial port of Brasil, after Santos (San Paolo) and for logistics it is geographically closer to Europe, USA and Africa. Massicci Investments owned by the brasilian government are concentrated on the area around the Porto Of Pecem to create an new infrastructure (worth more than 5 billion US$).

An estimate of 34 billion reais is expected to be provided from the private investors till 2017 in the Industrial Complex of Pecem (CIPP).  The 2 major companies for Brasilian capitalization (Petrobras and Vale Rio Doce) are busy contructing 2 mega projects around the port (Premium Refinary II and CSP Steel Industry). 

The land is 12.4 acres, divided into 15 lots with access from the national highway BR222 (Fortaleza-Sobral), located in the district of Catuana, the first village that adjoins the industrial complex of Pecem (CIPP), and the first zone where it is possible to construct a residential area after the industrial complex of Pecem. 

On each lot, according to the urban planning, the building of apartment blocks, each with up to 120units with apartments of 45sq.mt, each with 2 bedrooms, a bathroom and a garage.

Main Distances in KM

Catuana Village – ZPE (Franca Zone):  1km

Catuana Village – Metropolitan Arch (entrance):  4km

Catuana Village – Commercial Airport (in the future):  4km

Catuana Village – Thermo Electrical (Petrobras, Endesa):  4km

Catuana Village – Automobile production sector (in the future):  6km

Cautana Village – Anon Steel Factory (beginning of construction end 2012):  8km

Catuana Village – Sao Goncalo (centre):  9km

Catuana Village - Posco Steel Factory (South Korean):  12km

Catuana Village - Petrobras Permium Refinary (in the future):  12km

Catuana Village – Port Terminal of Pecem:  18km

 

  • Each lot will be equipped with the infrastructure access, demarcation and billboards, indicating the ownership of the private property  

 

 

Option A (pure speculation)

PROFILE RISK:  low

OBLIGATIONS:  low

Land Purchase

Approval of 120 units each of 45sq.mt (12 months)

Re-selling of the land

LAND PURCHASE:  R$ 400 000

COST OF LAND PURCHASE (TAX AND PAPERWORK):  R$ 10 000 approximate

COST OF PROJECT UNTIL IT’S BEEN APPROVED:  R$ 40 000

VALUE  OF THE LAND AFTER PROJECT APPROVAL:  R$ 1 200 000 

calculated as the following:

 

  • Invoice generated value of the construction:   R$ 12 000 000  (120*100.00 R$)
  • Each unit has a market value of at least R$ 100 000
  • The land with approved permission, has a market value equal to 10% of the invoices generated from the construction

Summary:

CAPITAL INVESTED:

400 000 R$ + 10 000R$ + 40 000R$ = 450 000R$

VALUE OF THE SALE OF THE APPROVED PROJECT (12 MONTHS):  1 200 000R$

TAX ON CAPITAL GAINS (15%) = 120 000R$

NET PROFIT:  630 000 R$

 

Option B (premature speculation)

PROFILE RISK:  medium

OBLIGATIONS:  medium

Land Purchase

Approval of 120 units each of 45sq.mt (12 months)

Exchange of land into apartments with the constructor

LAND PURCHASE:  R$ 400 000

COST OF LAND PURCHASE (TAX AND PAPERWORK):  R$ 10 000 approximate

COST OF PROJECT UNTIL IT’S BEEN APPROVED:  R$ 40 000

VALUE OF THE LAND AFTER PROJECT APPROVAL (premature):  R$ 2 100 000

equal to 21 apartments calculated as follows:

 

  • Invoice generated value of the construction:   R$ 12 000 000  (120*100.00 R$)
  • Each unit has a market value of at least R$ 100 000
  • The land with premature approved permission, has a market value from 15% to 20% of the invoices generated from the construction, received in single units

We consider the case of an average commute of 17.5%, which is the equivalent to 21 units.  The 21 units can be rented or sold for at least R$ 1200 per month (in conservative), generating a monthly income.

Summary:

OPTION B1 (RESELLING THE 21 UNITS)

CAPITAL INVESTED:

400 000 R$ + 10 000R$ + 40 000R$ = 450 000R$

PREMATURE VALUE OF THE APPROVED PROJECT (12 MONTHS + 24 MONTHS):  2 100 000 R$

TAX ON CAPITAL GAINS (15%) = 255 000 R$

NET PROFIT:  1 395 000 R$

TIME:  36 MONTHS (12 MONTH PROJECT + 24 MONTHS TO CONTSTRUCT)

OPTION B2 (RENTING THE 21 UNITS)

MONTHLY RENT:  21 * 1200R$ = 25 200 R$ per month

TOTAL RENT PER MONTH ( 15% TAX + 5% MANAGEMENT):  20 160 R$

TOTAL RENT PER YEAR:  241 920 R$

CAPITAL RETURN TIME:   450 000/241 920 = 1.86 YEARS (FROM THE MOMENT OF THE LEASE, TO WHICH APPROXIMATELY 36 MONTHS MUST BE ADDED FOR THE APPROVAL OF THE DESIGN AND CONSTRUCTION)

 

OPTION C (CONSTRUCTION FOR RESELLING)

PROFILE RISK:  medium/high

OBLIGATIONS:  raised

Land Purchase

Approval of 120 units each of 45sq.mt (12 months)

Construction of 120 units

Selling of 120 units

 

BUSINESS PLAN

LAND R$ 400 000

LAND TAXES R$ 10 000

PROJECT R$ 40 000

CONSTRUCTION COST (R$754/sq.mt)  R$ 4 071 600

WORK MANAGEMENT 10% R$ 407 000

Administration costs and incidentals (10%) R$ 407 000

SALE COMMISIONS (4%) R$ 480 000

PRESUMMED TAX PROFITS (6.7%) R$ 804 000

INVOICED SALES (R$ 100 000/unit) R$ 12 000 000

NET PROFIT:  R$ 5 380 400

 

TIME 48 MONTHS (12 MONTHS FOR APPROVAL, 24 MONTHS TO CONSTRUCT, 12 MONTHS FOR SALES) 

 

 

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