How the 30/70 Schedule Works for an Off-Plan Studio in Rio
If you have looked into new launches in Rio, you have probably seen the expression "fluxo 30/70" (30/70 schedule) in a sales proposal. Let's break down exactly how this model works in practice, with a numerical example.
The logic of the model
The core idea is to split the payment into two clearly distinct phases:
- Phase 1 (30%, during construction): initial down payment + monthly installments adjusted for inflation, usually by the INCC (Brazil's national construction cost index), paid directly to the builder
- Phase 2 (70%, at delivery): outstanding balance settled when the keys are handed over — usually through bank financing, but it can also be paid in cash or combined with your own funds
Sample simulation
For a R$ 400 thousand studio with a 30/70 schedule and construction estimated at 36 months:
| Stage | Amount | How it is paid |
|---|---|---|
| Initial down payment (part of the 30%) | R$ 40 thousand (10%) | Up front or split over the first months |
| Monthly installments during construction (remaining 20%) | R$ 80 thousand over 36 months | ≈ R$ 2,222/month, adjusted by the INCC |
| Balance at delivery (70%) | R$ 280 thousand | Bank financing (e.g., 30 years, market rate) |
This example is illustrative only — the actual down payment, installment and term vary by development. The important point is to understand the logic: light payments during construction, with the financing decision postponed until the property is finished.
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When this model makes sense
The 30/70 schedule tends to be advantageous for buyers who:
- Have consistent monthly cash flow, but do not have 100% of the price saved up at once
- Prefer to wait until the property is finished (and appraised) before taking out bank financing
- Want to benefit from the appreciation period between the off-plan purchase and delivery
➡️ Use the financing simulator
This article is for general information purposes and does not replace individualized financial advice. The numerical example is illustrative — actual conditions vary by development, bank and economic climate.
➡️ Answer 3 questions and see the options for your profile
In a conversation of about 20 minutes we can review:
- The exact installment timeline of a development you are interested in
- A simulation of the bank financing installment at delivery
- Whether this model fits your cash flow
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Frequently asked questions
Is the 30/70 schedule the same in every development?
No. It is a common model, but each builder sets its own proportions and timelines — some use 20/80, others 40/60. Always confirm the exact split in the sales proposal.
Do the final 70% have to be financed by a bank?
Not necessarily — they can be paid with your own funds, bank financing, or a combination of the two, depending on your situation when the property is delivered.
About Rio Living Studios
Rio Living Studios specializes in studios for real estate investment in Rio de Janeiro. Our job is to help investors and buyers find developments that match their profile, using market data, location analysis and appreciation potential.