A step-by-step guide for international investors
Guia passo a passo para investidores internacionais
Schedule a Free ConsultationProgram Overview
Brazil offers a clear legal pathway for foreign nationals to obtain residence authorization (autorização de residência) by investing in real estate. Established under Normative Resolution No. 36/2018 by the National Immigration Council (CNIg) and the Ministry of Justice and Public Security (MJSP), this program allows you to live legally in Brazil for up to four years, with the possibility of converting to permanent residence.
Português: O Brasil oferece um caminho legal claro para estrangeiros obterem autorização de residência através do investimento imobiliário, com base na Resolução Normativa nº 36/2018 do CNIg/MJSP.
This is not a tourist visa. It is a full residence authorization that grants you the right to live in Brazil, access public and private services, open bank accounts, enroll your children in school, and enjoy freedom of movement in and out of the country.
Legal residence for up to 4 years (renewable and convertible to permanent) • Access to public services including healthcare (SUS) and education • Family reunification for spouse and children • Freedom to enter and leave Brazil at any time • Right to open bank accounts and conduct business • Path to permanent residence and eventual citizenship.
The Opportunity
Brazil's real estate market presents a unique combination of strong appreciation potential, lifestyle quality, and legal access to residence. Unlike many countries that have tightened or eliminated their golden visa programs, Brazil maintains an accessible and well-structured path for property investors.
Português: O Brasil oferece crescimento do setor imobiliário, potencial de valorização, clima e estilo de vida excelentes, e acesso à residência legal de forma descomplicada.
Legal Requirements
The program establishes different minimum investment amounts depending on the region where you purchase property. Understanding these thresholds is essential before starting your property search.
R$ 700,000
Minimum investment for properties in the Northeast of Brazil, including states like Bahia, Ceará, and Pernambuco. This lower threshold reflects the government's interest in promoting development in these regions.
R$ 1,000,000
Minimum investment for properties in all other Brazilian states, including São Paulo, Rio de Janeiro, Santa Catarina, and Minas Gerais.
The property can be residential, commercial, or land, provided the total registered value meets the minimum threshold. You may also combine multiple properties to reach the required amount, as long as all are registered under your name (CPF).
Português: Requisitos mínimos: R$ 700.000 no Nordeste / R$ 1.000.000 em outras regiões. O imóvel pode ser residencial, comercial ou terreno. É possível somar mais de um imóvel para atingir o valor mínimo.
The funds used to purchase the property must be transferred from abroad through an authorized financial institution, with a formal exchange contract (contrato de câmbio) and registration with the Brazilian Central Bank (SISBACEN). This is how the government verifies that the investment is of foreign origin and complies with anti-money laundering regulations.
Step-by-Step Guide
From your first consultation to receiving your residence card, here is the full journey. Working with an experienced attorney ensures each step is completed correctly and efficiently.
The CPF is Brazil's individual taxpayer number. Every foreigner who wishes to purchase property must have one. You can apply at a Brazilian consulate abroad, directly at the Receita Federal (Brazilian IRS) office in Brazil, or online. This number will be required for virtually every step that follows.
You will need a bank account in Brazil to receive the international wire transfer and complete the property purchase. As a non-resident, you can open a special account (conta de não residente) at major banks. Required documents typically include your passport, CPF, proof of address in your home country, and proof of income.
Transfer your investment funds from abroad through an authorized exchange institution. The transfer must be accompanied by a formal exchange contract (contrato de câmbio) and registered in the SISBACEN system of the Central Bank of Brazil. You must also demonstrate the lawful origin of the funds. This step is critical for the residence application.
Before purchasing, your attorney will conduct thorough due diligence. This includes verifying the property's deed (escritura), checking for liens or encumbrances (negativa de ônus), confirming the updated registration (matrícula atualizada), reviewing IPTU tax records, and investigating the seller's legal and financial history. This protects your investment and ensures the property qualifies for the program.
Once due diligence is complete, you sign the purchase contract, pay the transfer tax (ITBI), and register the property at the Real Estate Registry Office (Cartório de Registro de Imóveis). The property must be registered in your name (using your CPF) for it to qualify for the residence application.
Gather all required documents for the residence application. Foreign documents must be apostilled (Hague Apostille) and translated into Portuguese by a sworn translator (tradutor juramentado). Your attorney will review every document for compliance before submission.
The application is submitted electronically through the MigranteWeb platform, the official system of the Ministry of Justice. This includes uploading all documents and generating the GRU (government payment slip) for the application fee. After submission, you will receive a protocol number to track your case.
Pay the GRU fee at any authorized bank branch. After payment, you can schedule your appointment at the nearest Federal Police unit. Book early, as appointments can fill up quickly in popular cities.
The migration authority reviews your application, which typically takes 30 to 90 days. During this period, they may request additional documentation (exigência complementar). If approved, the authorization is published in the Diário Oficial da União (Official Federal Gazette), Brazil's official government publication.
After approval and publication, you visit the Federal Police for biometric registration (fingerprints and photograph). You will then receive your RNE (Registro Nacional de Estrangeiro), your official national ID as a foreign resident of Brazil. This document confirms your legal right to reside in the country.
Português: O processo completo envolve: obtenção do CPF, abertura de conta, transferência de recursos, escolha e compra do imóvel com due diligence, preparação de documentos, submissão via MigranteWeb, pagamento da GRU, análise pela autoridade migratória, publicação no Diário Oficial, e registro na Polícia Federal com emissão do RNE.
Documentation
Having your documentation complete and properly certified is one of the most important factors for a smooth application. Below is the checklist of documents you will need. All foreign documents must be apostilled and translated by a sworn translator.
Under the Hague Convention, documents issued abroad must carry an Apostille stamp from the issuing country. Once apostilled, they must be translated into Portuguese by a Brazilian sworn translator (tradutor juramentado). Working with an attorney ensures all documents meet the exact specifications required by the migration authority.
Português: Todos os documentos estrangeiros devem ser apostilados e traduzidos por tradutor juramentado. A lista completa inclui passaporte, CPF, certidão de nascimento, antecedentes criminais, matrícula do imóvel, escritura, contrato de câmbio, registro no SISBACEN, e comprovante de origem lícita dos recursos.
International Comparison
When compared to other residence-by-investment programs around the world, Brazil stands out for its accessibility, lower minimum investment, and the quality of life it offers.
| Country | Minimum Investment | Processing Time | Initial Duration | Path to Permanent |
|---|---|---|---|---|
| Brazil | ~R$ 700K–1M (~USD 130K–190K) | 30–90 days | Up to 4 years | Yes, after 4 years |
| Portugal | € 500K+ (program restructured) | 6–18 months | 2 years | Yes, after 5 years |
| United States (EB-5) | USD 800K–1.05M | 12–36+ months | 2 years (conditional) | Yes, complex process |
| Panama | USD 300K+ | 3–6 months | 2 years | Yes, after 5 years |
Note: USD equivalents are approximate and fluctuate with exchange rates. This comparison is for general reference only.
Português: O programa brasileiro oferece um dos menores investimentos mínimos, processamento mais rápido e um período inicial de residência mais longo em comparação com Portugal, EUA e Panamá.
Settling In
Obtaining your residence authorization is just the beginning. As a legal resident of Brazil, you gain access to a wide range of services and opportunities.
Português: Como residente legal, você pode abrir conta bancária, inscrever-se no SUS, matricular filhos em escolas, e solicitar reagrupamento familiar para cônjuge e filhos dependentes.
Tax Considerations
Understanding the tax landscape is essential for any international investor. Here are the key taxes that apply to property ownership in Brazil.
Português: Principais impostos: ITBI (transferência, 2–3%), IPTU (anual), imposto sobre renda de aluguel (tabela progressiva), e imposto sobre ganho de capital na venda futura (15–22,5%).
Long-Term Planning
Your initial residence authorization is granted for up to four years. As the expiration date approaches, you have two options: renew for another period or apply for conversion to permanent residence.
To convert to permanent residence, you must demonstrate that you have maintained the investment (the property remains registered in your name), have been residing in Brazil, and have complied with all legal obligations. Permanent residence removes the need for renewal and provides indefinite legal status in Brazil.
Additionally, after living in Brazil as a permanent resident for a qualifying period, you may become eligible to apply for Brazilian citizenship through naturalization, which grants you a Brazilian passport and full rights as a citizen.
As a property owner in Brazil, it is wise to consider estate planning (planejamento patrimonial e sucessório). Brazilian succession law applies to assets located in Brazil, including real estate. A properly drafted will (testamento), along with professional guidance, can help protect your assets and simplify the inheritance process for your family.
Português: A residência inicial é de até 4 anos, renovável. Após 4 anos, é possível converter em residência permanente. Recomenda-se planejamento patrimonial e sucessório para proteção dos bens no Brasil.
Avoid These Pitfalls
Many foreign investors encounter avoidable problems during the process. Here are the most frequent mistakes and why professional guidance matters.
Português: Erros comuns: investir sem análise jurídica, enviar recursos sem contrato de câmbio, documentação incompleta ou não apostilada, e escolher imóvel que não se qualifica para o programa.
Our Services
Attorney Karina Salemi, OAB-BA 3159 · OAB-SP 159855, and her team at Salemi Advocacia specialize in guiding international investors through every step of the residence-by-investment process. With deep expertise in Brazilian immigration and real estate law, Karina provides personalized, end-to-end legal assistance.
Português: A Dra. Karina Salemi (OAB-BA 3159 · OAB-SP 159855) e a equipe da Salemi Advocacia oferecem assessoria jurídica completa: consulta inicial, due diligence do imóvel, compra e registro, solicitação de residência, registro na Polícia Federal, reagrupamento familiar, acompanhamento pós-chegada, e renovação/permanência.
Schedule a free consultation with attorney Karina Salemi to discuss your investment goals and begin your path to legal residence in Brazil.
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