Condomínio Alphaville DF
Buying in Alphaville Brasília is straightforward when the paperwork is reviewed in the right order: the contract with the developer, the association’s statement and the rules for the block. This checklist brings together what to check before signing the offer.
1. The property’s legal status
Two scenarios come up in resales:
Lot with the property record in the seller’s name. The route is the traditional one: an up-to-date certificate of the property record (matrícula), the seller’s certificates, a public deed and registration at the competent property registry office. Check the property record for any mortgage, fiduciary lien, attachment or freeze.
Lot still being paid to the developer. The seller holds a purchase and sale contract, not the deed. The transaction is usually an assignment of rights, which normally requires the developer’s consent. Ask for:
- the original contract and all amendments;
- an up-to-date statement of the outstanding balance, issued by the developer;
- the transfer rules and costs set out in the contract;
- confirmation that the installments are up to date.
That is why lot listings in Alphaville usually state “paid off” or “with a balance”. When comparing prices, compare like with like.
2. Taxes and approvals
- IPTU and ITBI: the property tax and the property transfer tax are charged by the Cidade Ocidental (GO) city hall; ITBI is 2.4% and IPTU has a 30% discount if paid by the due date. Ask the seller for the IPTU bills for recent years and confirm that they are paid up.
- Plan approval and habite-se (occupancy certificate): first with the association, then with the city hall.
Location and access details are in Where is Alphaville Brasília.
3. Association and bylaws
Each community has its own association. It charges the monthly fee and applies the use and occupancy bylaws that keep the community’s standard. Before closing:
- a statement of no outstanding dues from the association in the seller’s name;
- confirmation that there are no pending notices for the property;
- the community’s current bylaws and the block’s specific rules. In R1, some blocks require a single-block house, with no separate annex. See the building rules.
4. The land itself
On the visit, check that the lot suits your design:
- topography: upslope, downslope or flat, and the level difference relative to the street. The bylaws set limits for retaining structures and the ground floor level;
- sun orientation: which direction the front faces and where the recreation area would be;
- surroundings: houses already built on either side, which show the real setbacks and heights;
- views and green areas: lots backing onto preserved areas are among the most sought after;
- sanitary easement: if there is one on the lot, the setback along that stretch is larger.
Ask for the topographic survey if there is one. If not, a survey before closing helps you plan the house on lots with a slope.
5. Payment and contract
- State in the contract who pays for what: ITBI (2.4%), deed, registration, the developer’s transfer fee and any outstanding amounts.
- Prefer a proportional down payment tied to the delivery of documents.
- If you are going to finance, check with the bank first.
- Work with an accredited real estate agency and document the brokerage. Law No. 6,530/1978 regulates the profession.
Summary to take on the visit
| Item | Lot |
|---|---|
| Up-to-date property record or contract with the developer | ✔ |
| Outstanding balance statement and assignment rules (if there is a balance) | ✔ |
| Seller’s certificates | ✔ |
| IPTU paid up (city hall) | ✔ |
| Association statement of no outstanding dues | ✔ |
| Community bylaws and block rule | ✔ |
| Topography and sun orientation | ✔ |
We do this check on every lot we present. If you already have a lot in mind, talk to a specialist: send us the listing reference or the address and we will verify its status before your visit.
