Investment property: Brazil

Updated 6 October 2026

Investment property in Brazil: shortlisting, legal due diligence and deal support for you.

Brazil is Latin America's largest property market, and it is open to foreigners. Non-residents can buy urban real estate outright, on the same terms as citizens: all you need is a local tax number (CPF), and you do not have to live in the country. Restrictions mainly concern agricultural land and border zones. The market is diverse: business-driven Sao Paulo and Rio de Janeiro, fast-growing Florianopolis, and the resort towns of the northeastern coast. There is also an investor residence permit tied to real estate: from BRL 1 million, reduced to BRL 700,000 for properties in the North and Northeast regions. What you should weigh honestly is currency risk in the Brazilian real and large differences in liquidity between regions.

We start from your goal, not from a listing. First we define what you actually need - capital preservation, rental income, a home base, or residency - and only then shortlist properties. We verify legal title through the registry extract (matricula), check encumbrances, tax and condominium debts, and the seller's history. We handle the notarial closing and title registration, help you choose an ownership structure - personal or corporate - and, where relevant, structure the purchase to qualify for the investor residence permit.

Brazil real estate investor residence: the conditions

Brazil's Ministry of Justice grants residence to an investor who has bought urban property with their own funds brought in from abroad (National Immigration Council Resolution No. 36/2018):

• value from BRL 1,000,000, about $200,700, or from BRL 700,000, about $140,500, if the properties are in the North or Northeast regions;
• several properties can be bought if their combined value reaches the threshold;
• completed and off-plan properties both qualify;
• residence is granted for 4 years and can then be made indefinite.

Dollar amounts use the European Central Bank rate of 5 October 2026; the threshold is set in reais, so its dollar value moves with the exchange rate.

How to get residence through property: the steps

The main mistake is buying with money already in Brazil or without documents proving the transfer from abroad: such a purchase does not count for residence.

Can a Russian citizen buy property in Brazil

Yes. A Russian buys an urban apartment or house freehold on the same terms as a Brazilian, and there is no need to live in the country. You need a taxpayer number, issued at a Brazilian consulate or online through the tax service. A Russian citizen can enter visa-free for a viewing trip of up to 90 days.

The restrictions concern land outside cities. Foreigners buy agricultural plots within statutory area limits, and in the 150-kilometre border strip a deal needs authorisation. Purchase money is transferred from abroad through a bank with registration of foreign capital at the Central Bank of Brazil: without it, getting an investor residence permit and later repatriating sale proceeds is difficult.

Apartment prices by city

Prices from the residential sale index for July 2026, converted at about 4.98 reais to the dollar. In January-September 2026 homes rose about 4% on average, roughly in line with inflation. The spread within cities is huge: coastal districts of Rio and Florianopolis cost several times more than the outskirts, so the price is checked for the specific district and building.

Purchase costs

The buyer becomes the owner only after the entry in the property registry, not when signing at the notary. Before the deal, the registry extract, property tax and condominium fee debts and lawsuits against the seller are checked.

Owner taxes: letting and sale

• Property tax is paid to the municipality every year; each city sets its own rate and valuation.
• Letting. A non-resident has 15% withheld at source, 25% for residents of low-tax countries. A resident pays tax on rent on the progressive scale.
• Sale. Capital gains are taxed on a scale from 15% to 22.5% depending on the gain. A resident is exempt when selling their only home for up to 440,000 reais or when buying a new home with the proceeds within 180 days.

More in our article on taxes in Brazil for foreigners.

How to buy property in Brazil remotely

1. Taxpayer number is issued at a Brazilian consulate or online.
2. Power of attorney. Russia and Brazil are parties to the Hague Apostille Convention: the power of attorney is notarised, apostilled and given a sworn Portuguese translation. Another route is a power of attorney at a Brazilian consulate.
3. Property check using the registry extract and debt certificates.
4. Money transfer from abroad through a bank with foreign capital registration.
5. Notarial deed and registration of title in the property registry.

If the purchase is for an investor residence permit, the money transfer procedure and documents are set up to the programme's requirements from the start.

This topic in other countries

• Property in Turkey for foreigners
• Property in the UAE for foreigners
• Property in Georgia for foreigners
• Property in Cyprus for foreigners
• Property in Montenegro for foreigners
• Property in Spain for foreigners
• Property in Greece for foreigners
• Property in Bulgaria for foreigners
• Property in Thailand for foreigners
• Property in Germany for foreigners
• Property in Armenia for foreigners
• Property in Kazakhstan for foreigners

For this country: moving to Brazil, taxes in Brazil for foreigners, is it worth moving to Brazil, Brazilian citizenship for Russians.

A comparison of countries, prices and programmes is in our overview of where to buy property abroad.

What we do

• Property shortlist for your investment goal
• Legal due diligence on the property
• End-to-end transaction support
• Ownership structuring (company, trust)
• Property management and letting

See also

Company formation · Business account · Personal account · Country taxes · All country programs

FAQ