How to buy property in Florianópolis as a foreigner?

Authored by the expert who managed and guided the team behind the Brazil Property Pack

Yes, the analysis of Florianópolis' property market is included in our pack

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 Florianópolis. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The LatinVestor, we explore the Brazilian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Florianópolis, São Paulo, and Rio de Janeiro. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can foreigners legally buy property in Florianópolis, and are there any restrictions compared to locals?

Foreigners can legally purchase residential and commercial real estate in Florianópolis with rights virtually identical to Brazilian citizens.

The Brazilian constitution allows international buyers to own property in urban areas without nationality-based discrimination. You receive the same ownership rights, can sell freely, and face no special restrictions that don't apply to locals. The only significant limitations affect rural land purchases near international borders (within 150km) and certain agricultural properties, which require special government approval.

Since Florianópolis is classified as an urban area, these rural restrictions don't impact most property purchases in the city. You can buy apartments, houses, commercial buildings, and condominiums with full legal protection. The property deed will show your name as the legal owner with the same rights as any Brazilian citizen.

As of September 2025, there are no pending legislative changes that would restrict foreign property ownership in Brazil. The government actively encourages international investment in real estate as part of broader economic development policies.

Are there specific rules or limits depending on your nationality?

Brazil does not impose nationality-specific restrictions on property purchases for most countries.

Whether you're from the United States, Canada, European Union, Japan, or any other nation, the same rules apply. The process, documentation requirements, and rights remain identical regardless of your passport. Brazil maintains reciprocal treatment policies, meaning if your country allows Brazilians to buy property, you receive the same treatment in Brazil.

The only scenario where nationality might matter involves countries with specific bilateral agreements or those under international sanctions, but as of September 2025, no major nationality faces property purchase restrictions in Brazil. Citizens from all major economies can buy property in Florianópolis without additional hurdles.

Some banks may have slightly different mortgage requirements based on your country of residence for income verification purposes, but this doesn't affect your legal right to purchase property with cash or financing from other sources.

Do you need residency, a visa, or any special permit to buy property?

You do not need Brazilian residency, a visa, or any special permit to buy property in Florianópolis.

Purchasing real estate as a non-resident is completely legal and straightforward. You can buy property while visiting Brazil on a tourist visa, or even arrange the entire transaction from abroad using a power of attorney. Property ownership does not automatically grant residency rights, though substantial real estate investments may make you eligible for certain residence permit programs.

The only mandatory requirement is obtaining a CPF (Cadastro de Pessoas Físicas), which is Brazil's tax identification number. This is not a permit but rather a tax registration that any property owner must have. You can obtain a CPF at Brazilian consulates worldwide or directly in Brazil, regardless of your visa status.

It's something we develop in our Brazil property pack.

Many foreigners successfully purchase property during vacation trips to Florianópolis, completing the entire process within a few weeks.

Is it mandatory to be physically present in Brazil during the purchase process?

Physical presence in Brazil is not mandatory for purchasing property in Florianópolis.

You can complete the entire transaction remotely by appointing a legal representative through a power of attorney. This document must be prepared at a Brazilian consulate in your home country, properly authenticated, and translated by a sworn translator in Brazil. Your representative can then handle all aspects of the purchase on your behalf, from viewing properties to signing the final deed.

Many international buyers prefer this remote approach, especially for investment properties or when travel restrictions make physical presence difficult. The power of attorney can be general (covering all aspects of the transaction) or specific (limited to particular actions), depending on your comfort level with remote representation.

However, being physically present offers advantages including better property inspection, direct relationship building with local professionals, and immediate problem resolution. If you choose remote purchase, ensure your representative is experienced, licensed, and comes with strong references from other international clients.

What is the step-by-step process to buy property as a foreigner, and what documents do you need?

The property purchase process in Florianópolis follows a structured eight-step procedure that typically takes 6-12 weeks to complete.

1. **Obtain your CPF number** - Apply at a Brazilian consulate or directly in Brazil with your passport and proof of address2. **Property search and selection** - Work with a licensed real estate agent experienced in foreign transactions3. **Due diligence investigation** - Conduct comprehensive title searches, verify property ownership, and check for outstanding debts or legal issues4. **Purchase agreement signing** - Sign the "Promessa de Compra e Venda" with a 10-20% deposit5. **Payment arrangement and tax calculation** - Organize international money transfers and calculate all applicable taxes6. **Final deed execution** - Sign the "escritura pública" at a notary office, transferring legal ownership7. **Property registration** - Register the deed at the local Land Registry (Cartório de Registro de Imóveis)8. **International fund transfer** - Complete payment through Central Bank-approved channels

Essential documents include your passport, CPF certificate, proof of address, marriage certificate (if applicable), and spouse's documents for married buyers. All foreign documents require certified translation by sworn translators and apostille authentication.

The timeline can extend if complications arise with title searches, international transfers, or document authentication. Working with experienced local professionals significantly reduces delays and ensures compliance with all legal requirements.

Is hiring a lawyer mandatory, and what role do they play in the transaction?

Hiring a lawyer is not legally mandatory but strongly recommended for all foreign property purchases in Florianópolis.

Brazilian real estate law is complex, and lawyers provide essential protection against fraud, title problems, and legal complications that could cost far more than their fees. They perform comprehensive due diligence, including title searches to verify clean ownership, checking for liens or claims against the property, reviewing all contracts before signing, and ensuring compliance with tax and registration requirements.

Legal fees typically range from 1-5% of the purchase price, depending on transaction complexity and property value. For a R$1 million property, expect to pay R$10,000-50,000 in legal fees. This investment provides crucial protection against potentially devastating legal problems that could arise without proper representation.

Choose lawyers specializing in real estate transactions with experience handling foreign clients. They should be fluent in your language or work with reliable translators, have strong references from other international buyers, and maintain proper licensing with the Brazilian Bar Association (OAB).

What are the total taxes, fees, and extra costs when buying and later selling property?

Foreign buyers should budget an additional 8-10% of the property purchase price for taxes and transaction costs in Florianópolis.

Cost Type	Rate	When Paid
Transfer Tax (ITBI)	2-3% of property value	At purchase
Notary/Public Deed Fees	1-3% of property value	At closing
Registration Fee	0.5-1% of property value	At registration
Lawyer's Fee	1-5% of property value	During transaction
Annual Property Tax (IPTU)	0.3-1% per year	Annually
Capital Gains Tax (sale)	15-22.5% on net profit	When selling
Real Estate Agent Commission	5-6% (paid by seller)	At sale

For example, on a R$1 million property purchase, expect to pay approximately R$80,000-100,000 in total transaction costs. When selling, capital gains tax applies to the profit (sale price minus purchase price and improvements), with rates ranging from 15-22.5% depending on the profit amount and holding period.

It's something we develop in our Brazil property pack.

Can foreigners get a mortgage in Brazil, and if so, what are the current rates, conditions, and best tips to secure one?

Foreigners can obtain mortgages in Brazil, but the process is significantly more complex and expensive than for Brazilian residents.

As of September 2025, non-resident mortgage rates typically range around 12% annually, substantially higher than local rates of 8-10%. Banks limit loan-to-value ratios to 60-70% for foreigners, requiring 30-40% down payments. Most banks demand proof of international income, substantial assets, and sometimes a local co-signer or guarantor.

Major banks offering foreign mortgages include Banco do Brasil, Itaú, and Bradesco, though each has different requirements. The approval process typically takes 60-90 days and requires extensive documentation including income statements, tax returns, bank statements, and employment verification from your home country.

Practical tips for securing financing: work with specialized mortgage brokers familiar with foreign applications, maintain a Brazilian bank account for several months before applying, provide comprehensive financial documentation translated and notarized, consider making a larger down payment to improve approval odds, and have backup cash financing ready in case mortgage approval fails.

Many foreign buyers prefer cash purchases to avoid the complexity and higher costs of Brazilian mortgages, especially given the competitive interest rates available in their home countries for leveraging other assets.

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.

What are the typical property prices in Florianópolis, broken down by neighborhood and surrounding areas?

As of September 2025, Florianópolis property prices show strong growth across all segments, with apartments averaging R$14,169-17,435 per square meter citywide.

Property Type/Area	Average Price (R$/m²)	2025 Growth Rate
Citywide Apartments	R$14,169-17,435	+9.98%
Citywide Houses	R$9,865-11,229	+8-10%
Jurerê Internacional	R$18,000-25,000	+15-20%
Lagoa da Conceição	R$15,000-20,000	+12-16%
Córrego Grande	R$11,000-13,000	+16%
Cacupé	R$16,000-22,000	+15-18%
Campeche	R$10,000-13,000	+12-14%

Premium coastal areas command the highest prices, with beachfront luxury properties often exceeding R$20,000 per square meter. Tech-adjacent neighborhoods like Córrego Grande show the fastest price appreciation due to the growing technology sector and university proximity.

For context, these prices translate to approximately US$2,800-3,400 per square meter for apartments at current exchange rates. A typical 80-square-meter two-bedroom apartment in a good neighborhood costs R$1.1-1.4 million (US$220,000-280,000).

The market shows particular strength in areas with infrastructure investment, tourism appeal, and proximity to employment centers, making these neighborhoods attractive for both investment and personal use.

Which neighborhoods are most popular among foreigners, and which offer the best mix of liveability, rental demand, and long-term value growth?

Five neighborhoods stand out for foreign investors seeking the optimal combination of lifestyle, rental income, and capital appreciation in Florianópolis.

**Jurerê Internacional** leads foreign preference with its luxury infrastructure, 24-hour security, international community, and premium beachfront location. The area offers rental yields of 7-10% annually and consistently strong property appreciation of 15-20% per year. High-end restaurants, shopping, and marina facilities create a resort-like atmosphere that attracts affluent Brazilian and international renters.**Lagoa da Conceição** appeals to digital nomads and younger professionals with its vibrant nightlife, artsy culture, and stunning lagoon setting. This neighborhood generates excellent rental income from both long-term professionals and short-term vacation rentals, with yields reaching 8-12% annually. The area's natural beauty and bohemian atmosphere ensure sustained international interest.**Cacupé** provides an exclusive, tranquil environment favored by wealthy Brazilian and foreign families. While rental yields are moderate at 6-8%, property values show exceptional stability and growth, making it ideal for long-term capital appreciation strategies.**Córrego Grande/Agronômica** benefits from proximity to the Federal University and growing tech sector. These neighborhoods show the fastest price growth at 16% annually and strong rental demand from university students, tech workers, and young professionals.**Campeche** represents an emerging opportunity with significant infrastructure investment planned. Current prices remain relatively affordable while showing 12-14% annual growth, making it attractive for investors seeking future value appreciation.

It's something we develop in our Brazil property pack.

What are the latest figures for rental yields, rental income potential, tourism numbers, and growth forecasts in the area?

Florianópolis demonstrates exceptionally strong rental market fundamentals with yields averaging 6-8% annually for well-located properties and up to 8-12% for vacation rentals in tourist zones.

The tourism sector experienced remarkable growth in 2025, with international visitors increasing by 71.7% compared to 2024. Booking.com ranked Florianópolis as the #4 global destination for summer travel, significantly boosting short-term rental demand. This tourism surge drives vacation rental rates substantially higher than long-term rental yields.

Furnished one-bedroom units in prime neighborhoods command R$2,500-2,800 monthly for long-term rentals, while similar properties can generate R$200-350 per night for short-term vacation rentals during peak season. Annual occupancy rates for well-managed vacation rentals reach 60-75%, translating to gross rental yields of 10-15% in top tourist areas.

The long-term rental market shows sustained strength driven by the expanding technology sector, growing university enrollment, and increasing numbers of Brazilian professionals relocating from São Paulo and Rio de Janeiro seeking better quality of life. Tech workers and digital nomads particularly favor furnished, modern apartments with reliable internet connectivity.

Market forecasts through 2026 predict continued rental yield growth supported by infrastructure investments, tourism development, and the city's growing reputation as Brazil's technology hub. The upcoming expansion of the international airport and new highway connections will further enhance rental demand and property values.

What are the most common mistakes foreigners make when buying property here, and how can you avoid them?

Foreign property buyers in Florianópolis frequently encounter eight critical mistakes that can result in significant financial losses or legal complications.

1. **Skipping comprehensive due diligence** - Many buyers trust verbal assurances about property ownership or liens without conducting proper title searches. Always engage a qualified lawyer to perform complete legal verification before making any payments.2. **Trusting informal agreements or verbal contracts** - Brazilian law requires all real estate transactions to go through official notary procedures. Never rely on handshake deals or informal paperwork that won't hold up legally.3. **Paying before official deed transfer** - Some buyers release funds before the final deed is signed and registered at the notary office. Maintain payment in escrow until legal ownership transfer is complete and verified.4. **Underestimating bureaucratic complexity** - Foreign document authentication, translation requirements, and registration procedures take longer than expected. Budget extra time and money for proper documentation processing.5. **Assuming physical presence is required** - Many buyers make expensive trips believing they must be present for every step. You can efficiently handle most transactions through power of attorney arrangements.6. **Ignoring ongoing tax obligations** - Buyers often forget about annual property taxes (IPTU), condo fees, and capital gains tax implications when selling. Factor these costs into your investment calculations from the beginning.7. **Overlooking language barriers** - Communication problems with agents, lawyers, and notaries can lead to misunderstandings about contract terms, timelines, and requirements. Insist on English-speaking professionals or certified translators for all important communications.8. **Falling for below-market pricing** - Properties priced significantly below market value often have hidden legal problems, structural issues, or ownership disputes. Always investigate why a property is priced unusually low before proceeding.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Benoit Properties - Guide to Buying Property in Brazil as a Foreigner
2. Veles Club - Brazilian Property Investment Guide
3. The LatinVestor - Florianópolis Property Market
4. The LatinVestor - Brazil Real Estate for Foreigners
5. Koetz Digital - Stay in Brazil by Buying Property
6. Rocco Imob - Complete Guide for Foreigners
7. Global Citizen Solutions - Buying Property in Brazil
8. Brazil Reports - Florianópolis Top Travel Destination 2025
9. The LatinVestor - Florianópolis Price Forecasts
10. The LatinVestor - Florianópolis Real Estate Market Analysis