Buy a New Flat in Brazil: Step-by-Step Property Purchase Guide
Secure your ideal Brazilian property with confidence. Covers budgeting, legal checks, financing options, and closing procedures.
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Budgeting and Financing
Determine total budget including hidden costs
Add 10-15% to the property price for taxes, notary costs, and registration fees. Average closing costs reach 8-12% of property value in Brazil.
Explore mortgage options for foreigners
Non-residents typically qualify for 50-60% financing from Brazilian banks. Interest rates range from 8-12% annually as of 2026.
Calculate annual property taxes (IPTU)
Expect 0.3%-1% of property value yearly depending on municipality. Verify rates at the local prefeitura website.
Legal Preparation
Verify foreign ownership eligibility
Coastal and border properties require special authorization. Consult a real estate lawyer to confirm restricted zones.
Obtain CPF (Cadastro de Pessoas F铆sicas)
Non-residents can get a CPF through Brazilian consulates. This tax ID is mandatory for all property transactions.
Hire a certified real estate lawyer
Legal fees average 1-3% of property value. Verify credentials with the Brazilian Bar Association (OAB).
Property Search
Define location priorities
Urban vs. coastal areas
Proximity to public transport
Verify developer credentials
Check construction licenses at the city hall (prefeitura). New builds require Habite-se occupancy certificates.
Negotiate purchase terms
Offers typically start 10-15% below asking price. Include a 7-day due diligence clause in initial agreements.
Due Diligence
Check property registration at Registro de Im贸veis
Request a Matr铆cula atualizada showing ownership history and liens. Costs R$50-150 at local registry offices.
Verify no outstanding debts
Request a Certid茫o Negativa de D茅bitos from municipal, state, and federal tax authorities.
Inspect structural integrity
Hire a CREA-certified engineer (R$800-2000 fee). Check for termite damage in wooden structures.
Purchase Process
Sign purchase contract (Contrato de Compra e Venda)
Notarize at a Cart贸rio office within 30 days. Standard deposits range from 5-30% of property value.
Pay transfer tax (ITBI)
2-3% of property value paid within 15 days of signing. Rates vary by municipality.
Register deed at Registro de Im贸veis
Submit signed escritura p煤blica within 30 days. Registration fees average 1-2% of property value.
Post-Purchase
Update utility contracts
Transfer water/electricity accounts within 14 days using property registration. Requires CPF and deed copy.
Purchase property insurance
Basic coverage starts at R$800/year. Include flood protection in high-risk zones.
File annual tax returns
Declare property ownership to Receita Federal by April 30 each year. Foreign owners need digital certificate.
Frequently Asked Questions
Can foreigners buy property in Brazil?
Yes, but restricted in rural border areas and coastal zones. Foreigners can own up to 25% of condominium units in coastal 'national security' regions.
What are typical closing costs when buying property in Brazil?
Expect 8-12% of property value including ITBI transfer tax (2-3%), notary fees (1-5%), registration (1-2%), and legal fees (1-3%).
Do I need a Brazilian bank account to buy property?
Non-residents can use international transfers, but a local account simplifies tax payments. Major banks offer temporary accounts for foreign buyers with CPF and passport.
How long does property registration take in Brazil?
Typically 15-30 days after submitting documents at Registro de Im贸veis. Delays occur if title history shows irregularities.