5 análises que se deve fazer antes de comprar um terreno para incorporar
Autor: Alexandra de Lima Monteiro | Publicado: 2017-02-20T17:55:00-03:00






Comprar um
terreno para empreender não é algo fácil. Existem mil variáveis que o
incorporador deve levar em consideração para concretizar um negócio. Abaixo, descrevo
os cinco principais aspectos que devem ser avaliados antes da aquisição: 









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1 –) Legislação incidente sobre o imóvel – as
análises a respeito das leis municipais (Plano Diretor, LUOS e Zoneamento,
entre outras), estaduais e federais (Código Florestal, Cetesb, COMAR, entre
outras) permitirão saber se o incorporador poderá construir o empreendimento
que deseja no local e se o aproveitamento do terreno será suficiente para pagar
o valor pelo qual está sendo anunciado no mercado. Também é recomendável que
sejam solicitadas as Certidões de Diretrizes da Prefeitura e das Concessionárias
de Água, Esgoto e Drenagem, pois se existirem obras a serem realizadas por
conta do incorporador (extensões de ruas e redes, por exemplo), estas deverão
ter os custos estimados e acrescentados no estudo de viabilidade
econômico-financeira para a compra do terreno.












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<!--StartFragment-->



<!--EndFragment-->




2 –) Topografia, geologia e condição ambiental
– estas análises técnicas têm a finalidade de conferir as medidas e
confrontações do imóvel, avaliar os tipos de fundações possíveis para o futuro
empreendimento (já que o custo de fundação pode inviabilizar um negócio),
conferir se não há nenhum córrego ou manancial dentro dos limites da
propriedade e certificar de que o solo e a água não estão contaminados, ou caso
estejam, saber exatamente qual o prazo e custo para a remediação. O ideal é que
o incorporador contrate às suas expensas estes serviços, mesmo que o dono do
terreno os forneça, para que tenha os laudos de profissionais de sua confiança.
É praxe o vendedor permitir a entrada no imóvel para a realização destas
análises, caso não permita, esteja certo de que há algo errado.












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<!--StartFragment-->



<!--EndFragment-->




3 –) Situação jurídica e tributária do
imóvel e de seus proprietários – é fundamental ter um bom advogado para
realizar a “due dilligence”
documental do imóvel e de seus proprietários. Os documentos que costumam ser
avaliados são: Matrícula Vintenária e certidões negativas de débitos de
tributos e concessionárias do imóvel; Certidões Negativas de todos os tipos e
Criminais dos proprietários. No caso de dívidas existentes, é necessário fazer
uma análise bem detalhada das condições financeiras do vendedor, pois o terreno
pode ser tomado como garantia. Também não é indicado a aquisição de imóveis que
tenham ações de usucapião sem julgamento até a última instância ou que estejam
ainda em processo de inventário de família, devido ao risco e grande tempo que
tais conclusões podem vir a levar na Justiça Brasileira.









4 –) Concorrência e preço de venda que pode
ser praticado na região – analisar o mercado do entorno do terreno é necessário
para entender se o produto que é possível empreender ali é compatível ou não
com os concorrentes locais e se o preço que será viável praticar na venda do
projeto estará de acordo com as condições de pagamento do terreno e premissas
de rentabilidade da empresa. Não é raro o imóvel estar próximo a
empreendimentos ótimos, mas a sua localização ser alvo de outro tipo de
legislação específica, que impossibilitará empreender em boas condições de
mercado, assim, inviabilizando o negócio.


5 –) Acessibilidade e logística para a
execução da obra – avaliar se o terreno encontra-se em uma localização de
fácil acesso através de transporte público para que os funcionários da obra
possam de deslocar melhor no dia-a-dia e se há restrições de horários para
trabalho impostas pela lei é importante, pois estes limitadores têm impacto
direto sobre o custo/prazo da obra. Verificar o tipo de vizinhança, os recuos e
condições das construções vizinhas, os possíveis acessos ao canteiro de obras também
são cuidados que podem prevenir muitos inconvenientes e custos extras de
construção.&nbsp;


















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  <w:LsdException Locked="false" Priority="51"
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<![endif]-->

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table.MsoNormalTable
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 mso-tstyle-rowband-size:0;
 mso-tstyle-colband-size:0;
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 mso-style-priority:99;
 mso-style-parent:"";
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<![endif]-->



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Leia
mais sobre a aquisição de terrenos em: http://polismercadoimobiliario.blogspot.com.br/2016/12/as-fases-da-incorporacao-imobiliaria.html