Buying
Buying land in Brazil as a foreigner: the steps, in plain terms
Foreigners can buy property in Brazil. Here is how a purchase works, from your CPF to the registered title, and what to check before you sign.
Foreigners can own property in Brazil, and the purchase follows the same path as for a Brazilian buyer. The process is reliable but formal: every step produces a document, and the order matters. Here is how it works for a plot like the ones on our estate.
1. Get a CPF
The CPF is Brazil's tax number. You need it to sign a contract, open a bank account or pay the transfer tax. Non-residents can request it through a Brazilian consulate or online from the Receita Federal, usually within a few days.
2. Check the property's records
Every property in Brazil has a matrícula: its record at the local land registry (Cartório de Registro de Imóveis). It shows the owner, the exact area and any mortgage, lien or dispute. Before paying anything, ask for an up-to-date copy and the standard certificates (certidões) on the seller. A lawyer can review these in a few days.
For land that is being subdivided, also check that the subdivision (desmembramento or loteamento) is approved, so that your plot receives its own matrícula. That is what turns a share of a larger property into land you own outright.
3. Sign a purchase agreement
Buyer and seller usually sign a promise of purchase and sale (compromisso de compra e venda) that fixes the price, payment schedule and deadlines. Money sent from abroad should go through a bank and be registered with the Central Bank as a foreign investment. Keep every record: you will need them when you resell or bring the money back.
4. The deed and the transfer tax
The sale is completed with a public deed (escritura pública) signed at a notary. Before signing, you pay the municipal transfer tax, ITBI, usually between 2% and 3% of the value. Notary and registry fees add roughly 1% to 2%, depending on the price.
5. Register the deed
Ownership changes only when the deed is registered on the property's matrícula. Until then, the seller remains the legal owner. Registration usually takes a few weeks.
Rural or urban land: a detail that matters
Brazilian law limits how much rural land foreigners can buy and, in some cases, requires authorisation. Urban land has no such limits. Whether a plot is classified as urban or rural depends on the municipality, so this is one of the first things to confirm for any property you consider. The plots on our estate are urban plots within a reserved area, so these limits do not apply to them.
Do you need to live in Brazil to buy?
No. You can buy as a non-resident and sign through a power of attorney if you can't travel for every step. Owning property does not give you residence on its own, but a purchase above a certain value can support a residence application. Our article on residence options explains how.
How we handle it on the estate
For each plot, we share the land records, the status of the subdivision and the expected timeline before you commit. Issuing an individual title typically takes 1 to 3 months. You are welcome to use your own lawyer, and we work with them.
This article is general information, not legal advice. Rules change: confirm the current requirements with a lawyer or the Brazilian consulate before acting.
