Yes, a non-resident can legally buy real estate in Brazil.
Whether you are a tourist, an expat, or simply a remote investor.
Table of Contents
- The legal framework: what Brazilian law says
- The CPF: your essential key
- What you CANNOT buy (the exceptions)
- The practical steps to buying as a non-resident
- Financing and international fund transfers
- Taxes: what you will have to pay
- Why look at Alagoas instead of Rio or São Paulo?
- Frequently asked questions
1. The legal framework: what Brazilian law says
The 1988 Brazilian Federal Constitution, combined with Law No. 5.709/1971, establishes the rules governing foreign ownership of real estate.
The conclusion is clear: foreign individuals (both residents and non-residents) are allowed to acquire urban real estate in Brazil, without restrictions related to nationality or immigration status.
The 2002 Brazilian Civil Code confirms this freedom to purchase urban property under the same conditions as Brazilian citizens. In practical terms, this means that a European tourist still staying at a hotel can legally sign a purchase agreement.
Unlike countries such as Thailand or Croatia, Brazil does not impose national quotas, waiting periods, or complex ownership structures for foreign buyers of urban real estate.
2. The CPF: your essential key
Regardless of your nationality or immigration status, the number one requirement for buying property in Brazil is obtaining a CPF (Cadastro de Pessoa Física), the Brazilian individual tax identification number.
A CPF is required to:
- Sign a purchase agreement (contrato de compra e venda)
- Register the property at the Land Registry Office (Cartório de Registro de Imóveis)
- Open a Brazilian non-resident bank account
- Declare taxes related to the transaction
Good news: obtaining a CPF is simple and free!
You do not need a residency visa to obtain one. You can apply through the Brazilian consulate in your country (with your passport, proof of address, and application form).
We can assist you throughout this process:
A frequently overlooked point:
If you are married, your spouse must also obtain their own CPF, even if they are not a co-buyer. Brazilian marital property law requires this for the transaction to be fully valid.
3. What you CANNOT buy (the exceptions)
The freedom to buy is not absolute. There are three major restrictions:
Rural and agricultural Land
A foreign non-resident cannot purchase agricultural land in Brazil. Law No. 5.709/1971 strictly limits these acquisitions, especially above 50 fiscal modules, and in some cases requires prior government authorization. The only exception for a non-resident: inheriting such property.
Border areas
Properties located within the 150 km strip along Brazil’s international borders are subject to stricter controls and require approval from the National Defense Council. This restriction does not affect the vast majority of coastal and urban areas.
Corporate structures
Foreign-controlled companies may face additional requirements, particularly in regulated sectors. Buying through a Brazilian company (with a CNPJ) remains a valid and sometimes tax-efficient option. This should be evaluated case by case with a lawyer.
What this means in practice:
For almost all foreign buyers interested in an apartment, townhouse, or rental property in a coastal or urban area, none of these restrictions apply.
4. The practical steps to buying as a non-resident
1. Obtain your CPF: this is the first step and should ideally be done even before actively searching for a property.
2. Work with a licensed real estate agent (CRECI): in Brazil, real estate agents are regulated by the CRECI (Conselho Regional de Corretores de Imóveis). For remote purchases, reliable local guidance is essential. We provide this local support (Jason is Belgian and Nieilly is Brazilian):
3. Legal due diligence: once the property is selected, a Brazilian lawyer must verify the full legal and tax status of the property: title ownership, outstanding debts, urban planning compliance, and the seller’s legal status. This step is non-negotiable. Through our guidance, this legal verification is handled by our local attorney.
4. Signing the purchase agreement: this standard contractual document in Brazil sets the price, conditions, and payment schedule.
5. Fund transfer: funds coming from abroad must be transferred through the official banking system and declared to the Receita Federal. Since January 2025, the non-resident account has made these operations easier.
6. Registration: the property is then registered at the competent Land Registry Office (Cartório de Registro de Imóveis). This is the stage at which ownership is officially transferred to you.
7. Payment of transaction taxes: the ITBI tax and registration fees are paid at the signing of the deed. See here all costs associated with buying property in Brazil.
Practical tip: power of attorney
If you cannot be physically present in Brazil at the time of signing, it is possible to grant a notarized power of attorney to a representative on site (lawyer or trusted proxy). We also handle this process for you.
5. Financing and international fund transfers
Brazilian mortgage financing
For non-residents, access to local financing remains very limited: banks generally require permanent residency and regular income within Brazil.
Most foreign investors therefore finance their purchase through one of these methods: cash payment, a loan in their home country, or, for off-plan purchases, installment payments directly with the developer (often with 0% interest during the construction phase).
International fund transfers
Any international transfer must go through the official banking system and be declared to the Receita Federal. You will need to provide proof of the origin of the funds (bank statements, tax declarations), which can increase processing times.
Since January 1st, 2025, Joint Resolution No. 13/2024 of the Banco Central do Brasil modernized the non-resident account system. This reform reduces foreign exchange obligations, simplifies currency conversions, and makes the entire process significantly smoother for international investors.
The advantage of off-plan purchases in Alagoas
In emerging markets such as Maceió, many developers offer payment plans spread over the full construction period (12 to 36 months), with the balance due at closing. This allows investors to buy without relying on Brazilian financing, effectively removing the main obstacle for non-residents.
6. Taxes: what you will have to pay
| Tax / Fee | Rate | When |
| ITBI transfer tax | 2% to 4% depending on the municipality | At closing |
| Notary and registration fees | ~2% to 3% of the purchase price | At closing |
| IPTU (annual property tax) | Varies by municipality and cadastral value | Every year |
| Capital gains tax on resale | 15% for non-residents | Upon resale |
| Rental income tax | 15% (withholding tax for non-residents) | On each rental payment |
Double taxation: what your tax treaty covers
Most European countries have signed double taxation treaties with Brazil. In practice, this means that a European investor will pay capital gains tax in Brazil, but will not be taxed a second time on the same gain in Europe.
Careful with Brazil’s ongoing tax reform
Since 2024, Brazil has been implementing a structural tax reform (VAT, taxes on overseas assets). The rules are evolving. We recommend working with a Brazilian tax lawyer for any significant investment.
7. Why look at Alagoas instead of Rio or São Paulo?
This is the question many European investors ask themselves, and the numbers answer it better than any sales pitch.
Rio de Janeiro and São Paulo offer mature markets, but rental yields there rarely exceed 4% in prime areas. Prices have already absorbed much of their historical appreciation, and competition is intense.
Maceió presents a radically different profile: according to the FipeZap index, the national benchmark for the Brazilian real estate market, residential property prices per square meter in Maceió increased by 74.6% over five years, between 2019 and 2023.
And the momentum continued: prices rose by 18% in 2023 and another 10.5% in 2024, compared to a national average of 7.7%. In absolute terms, the average price per square meter rose from BRL 7,181 in January 2023 to BRL 9,342 in January 2025, a 30% increase in just two years.
Maceió is now the capital city with the highest average price per square meter in all of Northeastern Brazil, ranking 8th among all Brazilian capitals. Yet compared to São Paulo (BRL 11,374/m²) or Florianópolis (BRL 11,766/m²), there is still significant room for growth.
In 2025, the market entered a stabilization phase after years of strong appreciation. For investors, this is precisely the right moment: the fundamentals remain solid, speculative volatility has eased, and prices are still below those of Brazil’s largest metropolitan markets.
On top of this, several structural factors continue to support long-term demand:
- A fast-growing tourism sector (Maceió regularly ranks among Brazil’s top beach destinations)
- Rapidly rising rental prices: +13.5% in 2024, with especially strong seasonal rental demand in coastal neighborhoods such as Pajuçara, Jatiúca, and Ponta Verde
- Off-plan projects with installment payment plans adapted to foreign buyers who do not have access to local financing
Our local expertise
At Invest in Brazil, we live between Maceió and Belgium. We invested here ourselves before helping other investors do the same. We follow these numbers every month, and we have experienced this market firsthand.
8. Frequently asked questions
No. A notarized and apostilled power of attorney allows a representative to sign on your behalf. However, an exploratory trip is still highly recommended, especially when investing in markets you are not yet familiar with.
Yes. Each co-buyer must have their own CPF. It is strongly recommended to clearly specify each person’s ownership share in the deed to avoid future disputes.
Yes, short-term rentals are legal in Brazil and on platforms such as Airbnb and Booking. Rental income is subject to a 15% withholding tax for non-residents. We handle the rental management for you.
Yes. A non-resident can sell their property at any time. Capital gains are taxed at 15%. The proceeds from the sale can be repatriated to your home country, provided the original purchase was properly documented and the funds entered Brazil legally.
Legally, no. In practice, it is highly recommended, especially for a first purchase. Verifying ownership titles, debts attached to the property, and the compliance of the developer (for off-plan projects) requires local expertise that should not be delegated solely to a real estate agent.
Our Brazilian attorney handles this verification for you:
Thinking about investing in Brazil?
We support European investors from property selection to rental management, with a level of local market knowledge that very few agencies can offer.
Sources:
Brazilian Federal Constitution (1988) · Law No. 5.709/1971 · Brazilian Civil Code (2002) · Joint Resolution Banco Central do Brasil / CVM No. 13/2024 · Pontes Vieira Advogados (2026) · Receita Federal do Brasil · Green Acres Brazil (2025) · Latin Exclusive (2025)