Maicon Reis Fonseca

Oceanfront property in Balneário Piçarras and the north coast

The first line of construction: between the property and the water there is the road and the sand, and nothing else. This is not a sea view — a view is lost the day someone builds in front of it. A position is not.

Oceanfront here means position, not view. A property enters this list when it stands on the first line of construction: between it and the sand there is the road, and nothing else. An apartment with a magnificent view two blocks back does not enter — it has a front-facing ocean view, which is a different question and has a list of its own.

The selection published today holds 12 properties that are oceanfront by position: 8 apartments and 4 penthouses. 10 are in Balneário Piçarras, 1 in Penha and 1 in Barra Velha.

The selection is by Maicon Reis Fonseca, licensed real estate broker and appraiser. Each property has its own page, with the unit schedule, the floor plans and a reading of its position.

Type

12 properties

Oceanfront in Balneário Piçarras

10 properties

  4. The two Belvedere Beach House towers seen from over the water at dusk: the sea and the wet sand in the foreground, the band of restinga, the public road with lampposts and cars, the retaining wall and the steps, and the development occupying the whole block.

    Balneário Piçarras · Centro

    Belvedere Beach House oceanfront in Balneário Piçarras

    Giardino

    Seven units at Belvedere Beach House, by Rôgga: a whole block facing the sea in the centre of Balneário Piçarras, with four suites, a private lift and a gourmet balcony.

    Private area
    211.41 to 237.67 m²
    Bedrooms
    4
    Suites
    4
    Parking spaces
    2 to 3

    7 units available

    Starting at R$ 4,883,889.09 Reference price · price table from prices for the corresponding phase, printed by Rôgga on 20 September 2026

  5. Aerial render of Bossa's two towers seen from above: the taller tower on the left with stepped balconies and planting, the shorter tower at the centre, the houses and woodland on the left, and the ocean filling the whole right-hand half of the frame, with the strip of sand beyond.

    Balneário Piçarras · Centro

    Bossa oceanfront in Balneário Piçarras

    Balneário Piçarras has plenty facing the sea and little that resolves the street. Bossa does both: the angled terraces open onto the ocean, and the ground floor gives pavement back to the town instead of closing it off with a wall.

    Private area
    96.07 to 159.94 m²
    Bedrooms
    2 to 3
    Suites
    2 to 3
    Parking spaces
    1 to 2

    27 units available

    Starting at R$ 1,709,199.68 Reference price · table printed by Construtora Stein in September 2026

Oceanfront in Penha

1 property

Oceanfront in Barra Velha

1 property

  1. Aerial view from the site: the roofs of low houses in the foreground, the green band of restinga, the curving beach and the open sea to the horizon, with the sun reflecting on the water.

    Barra Velha · Itajuba

    Vista 86 oceanfront apartments in Itajuba, Barra Velha

    Five units at Vista 86, by MSI, oceanfront on Itajuba beach, Barra Velha: two bedrooms en suite, a cloakroom, an individual parking space and a living room with a 5.55-metre double-height ceiling.

    Private area
    83.57 to 88.80 m²
    Bedrooms
    2
    Suites
    2
    Parking spaces
    1

    5 units available

    Starting at R$ 1,283,178.25 Reference price · price table from sales 9 v 9, confirmed by the developer in September 2026

What oceanfront means in this selection

«Oceanfront» has no single legal definition, and the market uses it loosely — sometimes for any property that can see the ocean. On this site it is a field, with one criterion: the building stands on the first line of construction, with the road between it and the sand.

Position
Oceanfront, second row, direct beach access. Where the building stands — verifiable on a map, and it does not change because someone built in front of it.
View
Front-facing, side-facing, partial. What the terrace sees, which depends on height, alignment and what stands in front.
Type
Apartment, penthouse, duplex. What the property is — and it says nothing about the two questions above.

The three are independent. In this selection, 12 of the 12 oceanfront properties also have a front-facing view — but that is a happy coincidence of the current inventory, not a rule: first line with a side view exists, and so does second row with the whole sea in front of it.

On the difference between oceanfront position and ocean view, read oceanfront and ocean view. On what weighs in the value of such a unit, how to appraise an oceanfront apartment. To compare the cities of the region before choosing where to look: oceanfront property on the north coast of Santa Catarina.

What this page does not claim: anything about the high-water line, federal shoreline land, the public beach strip, or the permanence of a view. Those are legal and registry questions — whoever needs them checks the title record and the municipality, not a listing.

Why Penha shows 1 and not more

In Penha the selection holds 1 property on the first line — the Navagio Home Club. That is not a shortage of inventory: it is that 7 of the 10 properties published in Penha are second row by position and, at the same time, have a front-facing ocean view.

They look straight out at the sea without standing on the first line. Calling them oceanfront would fill this page and would be false — which is exactly why they have their proper place in front-facing ocean view and a reading of their own in property in Penha.

Oceanfront penthouses

4 of the 12 properties in this list are first-line penthouses — and they are here because the question this page asks is position, not type.

The full selection of penthouses, including the second-row ones, is in penthouses.

Appraisal of oceanfront property

Yes, Maicon Reis Fonseca appraises oceanfront property — in Balneário Piçarras, Penha and the other cities of the north coast of Santa Catarina. On the first line, the floor, the orientation of the terrace and what the neighbour is allowed to build produce values that a neighbourhood average per square metre never reaches.

What goes into an appraisal is in property appraisal.

Looking for a property that is genuinely oceanfront?

A great deal is advertised as oceanfront without standing on the first line. If position is your criterion — and not only the view — tell me what you are looking for and I will tell you what exists today, with the map in hand.

Talk about oceanfront property See the full selection