Authored by the expert who managed and guided the team behind the Brazil Property Pack
Everything you need to know before buying real estate is included in our Brazil Property Pack
Buying property in Brazil as a foreigner is not as risky as some people think, but it is also not as simple as local agents may tell you.
The Brazilian real estate system actually protects buyers well, but only if you use it correctly and avoid informal shortcuts that bypass official registrations.
We constantly update this blog post with fresh data and verified insights, so you always get the most current picture of what is happening on the ground.
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.
How risky is buying property in Brazil as a foreigner in 2026?
Can foreigners legally own properties in Brazil in 2026?
As of early 2026, foreigners can legally buy and fully own urban residential property in Brazil, including apartments, houses, and condos in cities like São Paulo, Rio de Janeiro, or Florianópolis, with essentially the same rights as Brazilian citizens.
The main restriction applies to rural land and properties located within 150 kilometers of Brazil's international borders, which require special government approvals under Law 5,709/1971 and can be subject to size limits and ownership concentration rules per municipality.
If direct ownership is complicated by rural classification or border restrictions, some foreigners set up a Brazilian company (usually a limitada or LTDA), but for standard urban residential purchases, this is typically unnecessary and adds cost and complexity.
If you're interested, we go much more into details about the foreign ownership rights in Brazil here.
What buyer rights do foreigners actually have in Brazil in 2026?
As of early 2026, foreigners who complete a proper purchase (public deed at a notary plus registration at the Cartório de Registro de Imóveis) have the same legal ownership rights as Brazilian citizens, including the right to sell, rent, mortgage, or bequeath the property.
If a seller breaches a contract in Brazil, you can pursue legal action through Brazilian courts to enforce specific performance or claim damages, but court proceedings can take years, which is why proper due diligence before signing is far more valuable than relying on litigation afterward.
The most common right that foreigners mistakenly assume they have is ownership based solely on a signed private contract (contrato particular), when in fact Brazilian law requires registration on the property's matrícula at the registry office for ownership to be legally enforceable against third parties.
How strong is contract enforcement in Brazil right now?
Contract enforcement in Brazil is real and functional, but it tends to be slower and more procedural than in the United States, United Kingdom, or Western Europe, with civil cases sometimes taking several years to resolve through the court system.
The main weakness foreigners should be aware of is that even with a valid contract, recovering money or forcing specific performance can involve lengthy delays, which is why experienced buyers in Brazil prioritize prevention (registry checks, certidões, proper documentation) over relying on legal remedies after something goes wrong.
By the way, we detail all the documents you need and what they mean in our property pack covering Brazil.
Buying real estate in Brazil can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in Brazil right now?
Are scams against foreigners common in Brazil right now?
Real estate scams targeting foreigners in Brazil are common enough that you should expect to encounter at least one suspicious situation or "shortcut" proposal during your property search, especially in tourist-heavy areas like the Northeast coast, Rio de Janeiro beach neighborhoods, or Florianópolis.
The type of property transaction most frequently targeted by scammers is off-plan (pre-construction) purchases and rural or semi-rural land deals, because these involve longer timelines and less transparent documentation, making it easier for fraudsters to disappear or misrepresent what they are selling.
The profile of foreign buyer most commonly targeted is someone who does not speak Portuguese, is in a hurry to close a deal, and relies heavily on a single agent or seller for information without independently verifying documents at the registry.
The single biggest warning sign that a deal may be a scam in Brazil is pressure to pay a deposit or "reservation fee" before you have obtained a fresh, updated matrícula (the property's official registry record) showing who the actual owner is and whether there are any liens or encumbrances.
What are the top three scams foreigners face in Brazil right now?
The top three scams foreigners face when buying property in Brazil are fake seller fraud (someone poses as the owner using forged identity documents), the "contract only" trap (you sign a private contract but never complete official registration, leaving you without legal ownership), and pre-construction developer schemes (you pay for a project that is delayed indefinitely or never built).
The most common scam typically unfolds like this: you view a real property, meet someone claiming to be the owner, you are pressured to pay a "sinal" (deposit) quickly before another buyer takes it, and only later do you discover the "seller" was not actually registered as owner on the matrícula or used fake identification at the notary.
The single most effective way to protect yourself from each of these scams is to always pull a fresh matrícula directly from the Cartório de Registro de Imóveis before paying anything, verify the seller's identity matches what the registry shows, and for pre-construction, confirm all developer permits and incorporation documents are officially registered under Brazil's condo law (Law 4,591/1964).
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 do I verify the seller and ownership in Brazil without getting fooled?
How do I confirm the seller is the real owner in Brazil?
The standard verification process in Brazil is to request an updated matrícula (the property's unique registration certificate) from the Cartório de Registro de Imóveis that has jurisdiction over the property, then compare the registered owner's name and identification details against the seller's documents.
The official document foreigners should check is the matrícula atualizada (updated registry record) or certidão de inteiro teor (full content certificate), which shows the current owner, the chain of title, and any liens, mortgages, or legal claims recorded against the property.
The most common trick fake sellers use to appear legitimate in Brazil is presenting an old deed copy (escritura) or a private contract as proof of ownership, when the actual matrícula at the registry shows someone else as the legal owner, and this tactic is common enough that you should never skip pulling the matrícula yourself.
Where do I check liens or mortgages on a property in Brazil?
In Brazil, you check liens, mortgages, and other encumbrances at the Cartório de Registro de Imóveis where the property is registered, as these appear as annotations on the property's matrícula.
When checking for liens in Brazil, you should request a Certidão de Ônus Reais (certificate of encumbrances) or a full updated matrícula, which will show mortgages (hipoteca), usufruct rights (usufruto), judicial attachments (penhora), and any other registered claims against the property.
The type of lien most commonly missed by foreign buyers in Brazil is labor or tax debts tied to the seller personally, which may not always appear on the matrícula but can be discovered through additional certificates (certidões negativas) from labor courts, tax authorities, and civil courts.
It's one of the aspects we cover in our our pack about the real estate market in Brazil.
How do I spot forged documents in Brazil right now?
The most common type of forged document used in property scams in Brazil is fake identity documents (RG or CPF) presented by someone pretending to be the property owner, and this type of fraud sometimes happens because notaries cannot always verify IDs in real-time against government databases.
Specific red flags that indicate a document may be forged in Brazil include reluctance to provide the matrícula number so you can verify it independently, pressure to sign quickly at an informal location rather than a notary, inconsistencies between names or details on different documents, and unusually good deals that seem too good to be true.
The official verification method you should use in Brazil is to pull documents directly from the official source (matrícula from the Cartório de Registro de Imóveis, using official electronic channels like ONR where available), rather than accepting copies provided by the seller or agent.
Get the full checklist for your due diligence in Brazil
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Brazil?
What hidden costs surprise foreigners when buying a property in Brazil?
The three most common hidden costs that foreigners overlook when buying property in Brazil are ITBI (transfer tax) at around 2% to 3% of the property value (approximately R$15,000 to R$30,000, or USD 2,800 to USD 5,600, or EUR 2,600 to EUR 5,200 on a R$500,000 property), notary and registry fees that can add another 1% to 2%, and condominium arrears or upcoming special assessments that the seller may not mention.
The hidden cost most often deliberately concealed by sellers or agents in Brazil is outstanding condo fees (taxas condominiais) or planned major building repairs that will trigger special assessments shortly after you buy, and this practice is common in older buildings, especially in cities like Rio de Janeiro or Salvador.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Brazil.
Are "cash under the table" requests common in Brazil right now?
Requests for undeclared cash payments (sometimes called "por fora") in Brazilian property transactions are common enough that you should be prepared to encounter them, particularly when dealing with individual sellers rather than developers or corporate entities.
The typical reason sellers give for requesting undeclared cash in Brazil is to reduce the declared sale price and therefore lower the ITBI (transfer tax) you pay, which they may frame as a favor to you, the buyer.
If you agree to an undeclared cash payment in Brazil, you face legal risks including tax evasion penalties if the municipality challenges the declared value, potential difficulties repatriating funds if you sell later, and complications with visa programs (like the VIPER investor visa) that require documented property investments.
Are side agreements used to bypass rules in Brazil right now?
Side agreements (sometimes called contratos de gaveta, or "drawer contracts") are common enough in Brazil that you will likely hear about them, particularly for informal land deals, delayed registrations, or situations where the seller wants to avoid some official process.
The most common type of side agreement used to circumvent regulations in Brazil is a private contract that transfers "possession" or "rights" to a property without completing the formal public deed and registry registration, often with a promise to "regularize later."
If a side agreement is discovered by authorities in Brazil, you may face the consequence that your ownership claim has no legal standing against third parties, meaning a subsequent registered buyer or a creditor with a lien could take the property you thought you owned.
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.
Can I trust real estate agents in Brazil in 2026?
Are real estate agents regulated in Brazil in 2026?
As of early 2026, real estate agents (corretores de imóveis) in Brazil are a regulated profession under federal law, required to register with the regional CRECI council (Conselho Regional de Corretores de Imóveis) and the national COFECI system.
A legitimate real estate agent in Brazil should have a CRECI registration number, which you can usually find on their business card, advertising materials, or the agency's website, and this number confirms they have completed required training and are legally authorized to practice.
Foreigners can verify whether an agent is properly licensed in Brazil by searching the CRECI database for the relevant state (for example, CRECI-SP for São Paulo or CRECI-RJ for Rio de Janeiro) or by asking the agent to show their CRECI credential directly.
Please note that we have a list of contacts for you in our property pack about Brazil.
What agent fee percentage is normal in Brazil in 2026?
As of early 2026, the normal agent fee (commission) for residential property sales in Brazil is around 6% of the sale price, with 6% to 8% being the typical range referenced in São Paulo's CRECI reference table for residential transactions.
In most Brazilian cities, the range of 5% to 6% covers the majority of standard residential transactions, though luxury properties or complex deals may see commissions closer to 8%, and some negotiations can bring fees down to 4% to 5%.
In Brazil, the seller typically pays the agent commission (or the commission is built into the listing price), so as a buyer, you normally should not be charged a separate fee, and if someone tries to charge you an additional "foreign buyer fee," that is negotiable at best and a red flag at worst.
Get the full checklist for your due diligence in Brazil
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Brazil?
What structural inspection is standard in Brazil right now?
The standard structural inspection process in Brazil is less formalized than in the US or UK, typically involving hiring an independent engineer (engenheiro civil) or architect (arquiteto) to evaluate the property's physical condition, especially for older buildings or standalone houses.
A qualified inspector in Brazil should check foundations, structural columns and beams, roof condition, electrical and plumbing systems, signs of water infiltration or humidity, and any visible cracks that may indicate settling or structural issues.
In Brazil, the professional qualified to perform structural inspections is a licensed civil engineer (engenheiro civil) registered with CREA (Conselho Regional de Engenharia e Agronomia) or an architect registered with CAU (Conselho de Arquitetura e Urbanismo).
The most common structural issues that inspections reveal in Brazilian properties are water infiltration and humidity damage (especially in coastal cities like Rio de Janeiro or Florianópolis), outdated electrical systems that do not meet current safety codes, and poorly maintained plumbing in older apartment buildings.
How do I confirm exact boundaries in Brazil?
The standard process for confirming exact property boundaries in Brazil involves reviewing the property description on the matrícula at the Cartório de Registro de Imóveis, which contains measurements and boundary references, and for land or houses, potentially hiring a surveyor (agrimensor) to verify boundaries on the ground.
The official document that shows the legal boundaries of a property in Brazil is the matrícula (registry record), which contains the property description (descrição do imóvel) including area, dimensions, and boundary references, plus for condos, the condo charter (convenção de condomínio) defines unit specifications.
The most common boundary dispute that affects foreign buyers in Brazil involves land or houses in semi-rural or irregular subdivision areas where the boundaries described on paper do not match what is fenced or occupied on the ground, often because the subdivision was never properly formalized under Law 6,766/1979.
In Brazil, you should hire a licensed surveyor (agrimensor or topógrafo) registered with CREA to physically verify boundaries on the ground, especially for standalone houses, plots, or any property outside well-established urban condo buildings.
What defects are commonly hidden in Brazil right now?
The top three defects that sellers frequently conceal from buyers in Brazil are title and registry problems (such as unresolved encumbrances, informal transfers, or missing updates on the matrícula, which is common), condo financial issues (large planned repairs or delinquent owners that will trigger special assessments, which is also common), and unauthorized construction or building code violations (the property has additions or modifications without proper permits, which sometimes happens in older buildings).
The inspection technique that helps uncover hidden defects in Brazil combines pulling a full set of registry and court certificates (certidões) to catch legal and financial defects, requesting condo meeting minutes and financial statements to identify upcoming expenses, and having a licensed engineer inspect the physical structure for undisclosed modifications or damage.
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 insider lessons do foreigners share after buying in Brazil?
What do foreigners say they did wrong in Brazil right now?
The most common mistake foreigners say they made when buying property in Brazil is trusting the agent's or seller's verbal reassurances instead of independently pulling and verifying the matrícula and other registry certificates themselves.
The top three regrets foreigners most frequently mention after buying property in Brazil are paying a deposit before completing proper due diligence, not hiring an independent lawyer (as opposed to relying on the agent's recommended one), and underestimating the total closing costs including ITBI, notary fees, and registry fees.
The single piece of advice experienced foreign buyers most often give to newcomers buying property in Brazil is this: if it is not confirmed on the matrícula at the official registry, do not treat it as real, no matter how convincing the paperwork or the seller seems.
The mistake foreigners say cost them the most money or caused the most stress in Brazil is discovering after purchase that the property had undisclosed debts, liens, or condo arrears that became their responsibility as the new owner.
What do locals do differently when buying in Brazil right now?
The key difference in how locals approach buying property compared to foreigners in Brazil is that Brazilians are much more stubborn about getting all the certidões (certificates) upfront, often collecting documents from multiple courts and tax offices, while foreigners tend to accept what the agent provides and move faster than they should.
The verification step locals routinely take that foreigners often skip in Brazil is pulling certidões negativas (negative certificates) from labor courts, federal courts, state courts, and tax authorities for the seller personally, not just checking the property's matrícula, because seller debts can attach to properties even after sale.
The local knowledge advantage that helps Brazilians get better deals in Brazil is their network of contacts who can tell them the real situation of a building or neighborhood, such as whether a building has a reputation for condo disputes in neighborhoods like Leblon or Pinheiros, or whether a "regularizing" property in an area like Jurerê Internacional actually has messy subdivision history.
Don't buy the wrong property, in the wrong area of Brazil
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Law 6,015/1973 (Planalto) | Official federal legal text governing Brazil's registry system. | We used it to anchor what ownership legally means in Brazil. We also explained why the matrícula is your most important document. |
| National Council of Justice (CNJ) SREI | CNJ oversees Brazil's judiciary and registry standards. | We used it to explain official electronic registry services. We also framed which online registry tools are legitimate. |
| Law 5,709/1971 (Planalto) | Core federal statute restricting foreign acquisition of rural land. | We used it to draw the urban versus rural boundary for foreigners. We also explained why property classification matters. |
| World Justice Project Rule of Law Index | Respected international index based on survey data. | We used it to discuss practical rule-of-law conditions. We also grounded enforcement strength claims in comparable metrics. |
| Transparency International CPI | Most cited global benchmark for corruption perception. | We used it to frame corruption risk realistically. We also motivated extra diligence around intermediaries. |
| São Paulo Prefecture (ITBI) | Official municipal tax guidance for Brazil's largest city. | We used it to illustrate how ITBI is calculated. We also supported our hidden cost warnings with official tax language. |
| CRECI-SP Reference Fee Table | Regional regulator's published reference for broker commissions. | We used it to estimate normal commission ranges. We also explained where foreigners get overcharged. |
| Law 6,530/1978 (Planalto) | Federal law regulating the real estate broker profession. | We used it to confirm brokers are a regulated profession. We also separated regulation from actual reliability. |
| Brazil Government CPF Service | Official government service for CPF registration abroad. | We used it to show you can get a CPF through official channels. We also flagged paid "helpers" as a red flag. |
| PwC Tax Summaries (Brazil) | Authoritative international tax reference from a major firm. | We used it to verify ITBI and IPTU rate ranges. We also cross-checked municipal tax information. |
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.