Can foreigners buy and own land in Brazil? (2026)

Yes, foreigners can buy residential property in Brazil, but there are important rules you need to know before signing anything.

The biggest trap is the difference between urban and rural land, which changes everything about what you can legally purchase.

We constantly update this blog post to reflect the latest regulations and practices in Brazil's property market.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Brazil.

Fact-checked and reviewed by our local expert

✓✓✓

Laura Beatriz de Oliveira 🇧🇷

Commercial, Vokkan

Laura is a seasoned real estate professional with extensive knowledge of Brazil’s evolving property market. From high-growth urban centers to exclusive coastal retreats, she helps clients identify strategic investment opportunities across the country. With a strong focus on sustainability and long-term value, Laura provides expert guidance on navigating Brazil’s regulatory environment, emerging hotspots, and luxury developments, ensuring her clients maximize their real estate potential.

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Brazil. If you’d like to learn more about us, you can check our presentation page.

Can a foreigner legally own land in Brazil right now?

Can foreigners own land in Brazil in 2026?

As of early 2026, foreigners can legally purchase and own urban residential property in Brazil, including apartments, houses, and city lots, with full ownership rights that include the land itself.

The main restrictions in Brazil apply to rural land (known as "imóvel rural"), which is regulated under Law 5,709/1971 and requires special authorization from INCRA (Brazil's federal land agency) for foreign buyers.

If you cannot or prefer not to navigate rural land restrictions, the closest alternative is purchasing urban property instead, or arranging a regulated rural lease (arrendamento) that still requires compliance with Brazilian regulations.

Brazil does not maintain a list of banned nationalities for property purchases, as the rules focus on whether the land is classified as rural or urban and whether the property falls within sensitive zones like border areas.

Can I own a house but not the land in Brazil in 2026?

As of early 2026, Brazil has a unique legal framework where some coastal properties involve "terrenos de marinha" (federal coastal land), which means you can own the building privately while the underlying land remains connected to the federal government.

When you own a structure on terrenos de marinha land, you typically receive documentation showing your rights as an "ocupante" (occupant) or "foreiro" (leaseholder), along with your building ownership, rather than full freehold title to the land.

If your property involves an "aforamento" (a type of perpetual lease from the federal government), the arrangement can be maintained indefinitely with annual fee payments, but failing to pay these fees can put your rights at risk.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Brazil. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.

Do rules differ by region or city for land ownership in Brazil right now?

The fundamental urban versus rural land distinction applies across all of Brazil, but taxes, fees, and how digitized the buying process feels can vary significantly between cities and states.

Municipalities within 150 kilometers of Brazil's land borders (the "Faixa de Fronteira") have notably stricter rules, requiring additional government approval through the National Defense Council for foreign land purchases.

These regional differences exist because property transfer taxes (ITBI) and annual property taxes (IPTU) are set at the municipal level, while border security concerns drive federal restrictions in frontier zones.

We cover a lot of different regions and cities in our pack about the property market in Brazil.

Can I buy land in Brazil through marriage to a local in 2026?

As of early 2026, marrying a Brazilian citizen can simplify practical logistics like local representation and paperwork, but marriage alone does not automatically grant a foreigner the right to bypass rural land restrictions or border zone controls.

Foreign spouses should ensure clear documentation of the marital property regime (which can be "comunhão parcial," "comunhão universal," or "separação de bens") and have a properly drafted agreement specifying how property ownership is structured.

If a marriage ends in divorce in Brazil, the division of property depends entirely on the marital property regime chosen at the time of marriage, so a foreigner could lose interest in property if the wrong regime was selected or if the property was structured to circumvent restrictions.

There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Brazil.

We have made this infographic to give you a quick and clear snapshot of the property market in Brazil. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

What eligibility and status do I need to buy land in Brazil?

Do I need residency to buy land in Brazil in 2026?

As of early 2026, foreigners do not need Brazilian residency to purchase urban residential property, though you will need the proper documentation (CPF tax number, valid passport) to sign contracts and register the deed.

No specific visa is required just to buy urban property, but if you are purchasing rural land, the INCRA authorization process may involve more formal eligibility checks related to your status in Brazil.

Yes, it is legally possible for a foreigner to buy property in Brazil remotely by using a properly drafted "procuração" (power of attorney), which allows a trusted representative to sign documents at the notary and handle registration on your behalf.

Please note that we give you all the details you need about the different pathways to get residency and citizenship in Brazil here.

Do I need a local tax number to buy lands in Brazil?

Yes, foreigners must obtain a CPF (Cadastro de Pessoas Físicas), which is Brazil's individual taxpayer identification number, before purchasing property, opening utilities, or interacting with banks and notaries.

The good news is that foreigners can obtain a CPF from abroad through Brazilian consulates or via an online application through Receita Federal (Brazil's tax authority), with processing typically taking a few days to a couple of weeks.

While not strictly required in all cases, opening a Brazilian bank account is highly practical because it simplifies paying transfer taxes, notary fees, and ongoing bills like IPTU (property tax) and condominium charges.

Is there a minimum investment to buy land in Brazil as of 2026?

As of early 2026, Brazil does not impose a national minimum investment threshold for foreigners purchasing urban residential property, so your minimum is simply whatever a seller will accept and what you can afford.

There are no location-based minimum investment requirements for standard residential purchases, though certain investment visa programs (which relate to immigration, not property law) may have their own thresholds if you are seeking residency through investment.

Are there restricted zones foreigners can't buy in Brazil?

Brazil has specific restricted zones where foreign buyers face additional controls or outright prohibitions, primarily related to national security and federal land management.

The main restricted zones include the "Faixa de Fronteira" (150 kilometers from land borders), military installations, certain indigenous territories, and "terrenos de marinha" (federal coastal land) which require special permissions or fees.

A foreigner can verify whether a specific property falls within a restricted zone by requesting the property's "matrícula" (title record) from the local Real Estate Registry and checking for annotations, or by consulting INCRA for rural land and SPU for coastal properties.

Can foreigners buy agricultural, coastal or border land in Brazil right now?

Foreigners face varying restrictions when purchasing agricultural, coastal, or border land in Brazil, with each category having its own rules and authorization requirements.

Agricultural and rural land purchases by foreigners are regulated under Law 5,709/1971, which imposes size limits, requires INCRA authorization, and mandates publication in the official gazette before the purchase can be registered.

Coastal land in Brazil can be purchased by foreigners, but many beachfront properties involve "terrenos de marinha" (federal coastal land), which means you may own the building while paying annual fees ("foro" and potentially "laudêmio" on transfer) to the federal government.

Land within 150 kilometers of Brazil's borders requires approval from the National Defense Council, and foreigners face heightened scrutiny that can delay or block transactions in these "Faixa de Fronteira" zones.

What are the safest legal structures to control land in Brazil?

Is a long-term lease equivalent to ownership in Brazil right now?

A long-term lease in Brazil can provide strong practical control over a property, but it is not legally equivalent to ownership because true property ownership only transfers when the deed is registered at the Real Estate Registry ("Cartório de Registro de Imóveis").

Lease terms in Brazil are contract-driven and can vary, with urban residential leases typically governed by the Tenancy Law (Law 8,245/1991), and lease renewals depend on the specific terms negotiated between the parties.

A foreigner holding lease rights can typically sell, transfer, or bequeath those rights to another party, but this depends on the specific lease contract terms and may require the landlord's consent depending on how the agreement was structured.

Can I buy land in Brazil via a local company?

Yes, foreigners can purchase property through a Brazilian company (such as a "Ltda" or "S.A."), but this does not automatically bypass foreign ownership restrictions because Brazil's federal legal office (AGU) treats foreign-controlled Brazilian companies the same as foreign individuals for rural land purchases.

For urban property, company ownership is straightforward, but for rural land, if foreigners hold more than 50% of the company's capital or have majority voting control, the company faces the same restrictions as a foreign individual buyer under AGU Opinion LA-01/2010.

What "grey-area" ownership setups get foreigners in trouble in Brazil?

Grey-area ownership arrangements are relatively common among foreigners who try to circumvent Brazil's rural land or border zone restrictions, but these setups carry significant legal and financial risks.

The most common problematic structures include "laranja" arrangements (putting property in a Brazilian nominee's name with side agreements), buying "rural in disguise" (thinking you are buying a country house when the registry classifies it as rural land), and using foreign-controlled companies without respecting AGU LA-01/2010 compliance requirements.

If Brazilian authorities discover an illegal or grey-area ownership structure, consequences can include contract nullification, loss of the property, financial penalties, and in some cases criminal liability for fraud or document falsification.

By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Brazil.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Brazil versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

How does the land purchase process work in Brazil, step-by-step?

What are the exact steps to buy land in Brazil right now?

The typical process for buying urban residential property in Brazil involves: obtaining your CPF, selecting a property, conducting due diligence (checking the "matrícula" title record and seller documentation), signing a purchase agreement with deposit, paying ITBI (transfer tax), executing the "escritura pública" (public deed) at a notary, and registering the deed at the Real Estate Registry to complete the transfer.

A straightforward urban property purchase in a major Brazilian city like São Paulo or Rio de Janeiro typically takes 30 to 60 days from accepted offer to registered title, though complications like inheritance issues, missing certificates, or rural classification can extend this to 60 to 120 days or more.

The key documents you will sign include the "contrato de compra e venda" (purchase and sale agreement), the "escritura pública" (public deed executed at the notary), and registry filing forms at the "Cartório de Registro de Imóveis" (Real Estate Registry) where your ownership is officially recorded.

What scams are common when it comes to buying land in Brazil right now?

What scams target foreign land buyers in Brazil right now?

Property scams targeting foreign buyers exist in Brazil, particularly in tourist areas and beach communities where foreigners often search for vacation homes or investment properties.

The most common scams include sellers who are not actually authorized to sell (due to inheritance disputes or missing spousal consent), double-selling schemes where the seller collects deposits from multiple buyers, fake powers of attorney, and "beachfront bargains" that turn out to involve unresolved federal land fees or disputed titles.

The top warning signs of a fraudulent deal include pressure to skip the notary or registry process, sellers who cannot produce the current "matrícula" (title record), prices significantly below market value, and requests to pay directly to individuals rather than through official channels.

Foreigners who fall victim to property scams in Brazil can pursue legal action through Brazilian courts, but the process is slow and expensive, making prevention through proper due diligence far more effective than attempting to recover losses afterward.

We cover all these things in length in our pack about the property market in Brazil.

How do I verify the seller is legit in Brazil right now?

The most reliable way to verify a seller's legitimacy in Brazil is to obtain the current "matrícula" (title record) from the Real Estate Registry, which shows the registered owner's name, marital status, and any encumbrances or court annotations.

To confirm the title is clean, you should request a "certidão de matrícula atualizada" (updated title certificate) and look for any registered liens, mortgages, "penhora" (judicial seizures), or "ação real" (lawsuits affecting the property).

Checking for existing debts involves reviewing the matrícula for mortgage registrations and requesting certificates from relevant tax authorities to verify the seller has paid IPTU (property tax) and any condominium fees.

A qualified real estate lawyer ("advogado imobiliário") is the most essential professional for verifying seller legitimacy in Brazil, as notaries execute documents but do not independently investigate the transaction's validity.

How do I confirm land boundaries in Brazil right now?

The standard procedure for confirming land boundaries in Brazil involves comparing the property description in the "matrícula" (title record) with what you physically observe and, for larger or rural properties, commissioning a survey from a licensed professional.

You should review the matrícula's property description (which includes dimensions and boundary references), the municipal cadastro/IPTU records, and any available plant or survey documents filed with the registry.

Hiring a licensed surveyor ("agrimensor" or "engenheiro cartógrafo") is strongly recommended for rural properties, larger urban lots, or any situation where the boundaries seem unclear or potentially disputed.

Common boundary problems foreign buyers encounter in Brazil include outdated measurements in the matrícula that do not match the actual property, encroachments by neighbors, and rural properties where fences or walls do not align with the legally registered boundaries.

What will it cost me, all-in, to buy and hold land in Brazil?

What purchase taxes and fees apply in Brazil as of 2026?

As of early 2026, the total purchase taxes and fees for buying property in Brazil typically range from 5% to 8% of the purchase price, which translates to roughly BRL 50,000 to BRL 80,000 (approximately USD 8,500 to USD 13,500 or EUR 7,800 to EUR 12,500) on a BRL 1,000,000 property.

The typical closing cost breakdown for a standard urban residential purchase in a major Brazilian city falls between 5% and 8% of the transaction value, with costs varying based on the city's ITBI rate and the property's value band for notary and registry fees.

The main individual costs include ITBI (municipal transfer tax) at 2% to 4% depending on the city, notary fees ("escritura") at roughly 0.5% to 1.5%, registry fees ("registro") at roughly 0.5% to 1%, and legal/due diligence costs which can add another 0.5% to 1%.

These taxes and fees generally apply equally to foreign and local buyers in Brazil, with no additional foreign buyer surcharge, though foreigners may incur extra costs for document translation, apostille certification, and power of attorney if purchasing remotely.

What hidden fees surprise foreigners in Brazil most often?

Hidden or unexpected fees in Brazil typically add an extra 1% to 3% beyond the standard closing costs, which can mean an additional BRL 10,000 to BRL 30,000 (roughly USD 1,700 to USD 5,000 or EUR 1,600 to EUR 4,700) on a typical purchase.

The fees that most commonly surprise foreign buyers in Brazil include: "laudêmio" (a federal fee of 5% on transfers involving terrenos de marinha coastal land), outstanding condominium arrears the buyer inherits, IPTU property tax debts from previous owners, and differences between the transaction price and the city's reference value used for ITBI calculation.

These hidden fees typically appear at different stages: laudêmio and terrenos de marinha issues emerge during due diligence, condominium and IPTU arrears show up when requesting certificates, and ITBI calculation surprises occur when you apply for the tax payment before the deed.

Foreign buyers can protect themselves by requesting all relevant certificates upfront (condominium standing letter, IPTU clearance, SPU certificate for coastal properties), having a lawyer review everything before signing, and budgeting an extra 2% to 3% contingency above the standard closing cost estimates.

We made this infographic to show you how property prices in Brazil compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Brazil, we always rely on the strongest methodology we can and we don't throw out numbers at random.

We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

Source	Why It's Authoritative	How We Used It
Planalto - Law 5,709/1971	Official publication of Brazilian federal law on rural land restrictions.	We used it to explain the main legal limits for foreigners buying rural property in Brazil. We also referenced it for INCRA authorization requirements.
Planalto - AGU Opinion LA-01/2010	Federal government's official legal opinion on foreign-controlled companies.	We used it to explain why Brazilian companies controlled by foreigners face the same rural land restrictions. We also highlighted the compliance grey areas this creates.
Chamber of Deputies - Constitution Art. 190	Official legislative portal showing constitutional basis for land restrictions.	We used it to frame why rural land limits exist under Brazil's Constitution. We also cross-checked that Law 5,709/1971 remains the core implementing statute.
gov.br - INCRA Authorization Service	Federal government's official administrative procedure for foreign land buyers.	We used it to describe the practical authorization process for rural purchases. We also explained the publication and fee payment workflow.
Planalto - Law 6,634/1979	Official text of Brazil's border strip law.	We used it to explain the extra restrictions within 150 km of Brazil's borders. We also warned that border proximity can block transactions without proper approval.
CNJ - SREI System Page	National Council of Justice supervises notaries and registries in Brazil.	We used it to explain how Brazil is modernizing property registry services. We also guided readers toward official digital channels for registry interactions.
gov.br - CPF Registration Abroad	Federal government's official CPF service information for foreigners.	We used it to show that foreigners can obtain a CPF from outside Brazil. We also structured the pre-purchase documentation checklist around this requirement.
São Paulo Municipality - ITBI Service	Official municipal tax authority page for Brazil's largest city.	We used it to illustrate how ITBI is calculated in a major market. We also built closing cost estimates using São Paulo's published rules as a benchmark.
Rio de Janeiro Municipality - ITBI Calculator	Official municipal tax authority page for Rio de Janeiro.	We used it to show that ITBI rates and rules vary by city. We also demonstrated that "2% everywhere" is a myth by showing Rio's different calculation logic.
Planalto - Decree-Law 9,760/1946	Foundational federal rule defining Union real estate assets including coastal land.	We used it to explain why some coastal properties involve federal rights and fees. We also motivated extra due diligence when listings mention marinha or aforamento terms.
Colégio Notarial do Brasil - Real Estate Guide	National notary association explaining notarial acts in plain language.	We used it to describe what a notary does and what "escritura" means in practice. We also aligned our step-by-step process with Brazilian notarial procedures.
ANOREG/SP - 2026 Fee Tables	Official fee tables used by São Paulo's notaries and registries.	We used it to support that notary and registry fees are standardized, not negotiable. We also justified our closing cost ranges using 2026 published fee schedules.