The Brazilian real estate market offers a profitable and safe opportunity for international investors seeking capital growth and passive income

  • Investment profitability from 20% to 50% per annum.
  • Full ownership of real estate for non-residents.
  • Remote purchase and sale without physical presence.
  • Possibility of payment in cryptocurrency (USDT)
  • Starting prices for apartments from 50,000 USD.
  • All real estate is rented with interior decoration.
  • Initial payments from 15 to 30%.
  • Flexible payment plans and installment from developers.
  • Low capital gains tax, only 15% of profit.
  • No tax on dividends.
  • Stability and high growth potential.
  • High demand for long-term and seasonal rentals.
  • Golden Visa Program (VIPER) when investing from 200,000 USD.

Increase profits and diversify your assets with Brazilian real estate!

Example of a condominium in Florianópolis with a yield of 54% per annum

Total area: 70.67 m²
Parking space: Included in the price
Infrastructure: 17 premium common areas
Type of construction: Monolithic
More details: https://acqua.formacco.com.br/

Real estate price growth chart in Brazilian reals:
02/2023 – 822,906.38 (~142,000 USD)
02/2024 – 1,015,447.73 (~175,000 USD)
02/2025 – 1,089,882.49 (~188,000 USD)
Planned completion date 07/2026

 

Down payment (15% + annual payments): 246,871.80 reais.
The income from the increase in the value of the property in 2 years was 266,976.00 reais. (~46,000 USD)
Return on investment: 108% in 2 years or 54% ​​ annually before taxes.

We are a real estate investment brokerage agency in Brazil with an official CRECI license. With over 12 years of experience in the Brazilian real estate market, we are proud to offer our services in the largest real estate market in Latin America.

 

We specialize in finding profitable opportunities in the primary and secondary real estate markets in Brazil.

Working with the largest and most reliable developers in the country, we offer solutions for investing, buying, selling, renting and managing real estate.

 

Our services are free for all primary market properties.

Invest and maximize your profits, benefit from the rapidly developing Brazilian real estate market!

Advantages of investing with us

1) The CRECI license allows you to legally engage in real estate brokerage activities in Brazil. It ensures compliance with the law and investor rights, fraud protection and transaction control, guaranteeing safe and transparent real estate investments.

2) We are your legal representative in Brazil. Our experienced legal team will represent your interests, resolving all regulatory and notarial issues for maximum compliance and tax efficiency.

3) We select liquid properties with high potential and provide the best conditions from developers, with a minimum entry threshold and individual terms of installments to optimize your profit.

4) We cooperate with reliable developers, providing our investors with access to closed pre-sales. We conduct an annual audit of the economic indicators of developers to ensure the reliability of investments.

5) We ourselves are co-investors in many projects that we offer for investment. While sharing all risks with our clients, we are also interested in the safety of our investments, capital growth and profitability.

Recommended cities for investment

Balneário Camboriú

The best option for investors looking for high returns in the premium resort real estate segment and short-term asset growth.

Florianópolis

Offers high returns through capital appreciation, with high demand for tourism, a developing technology sector, and limited land availability.

Barra da Tijuca

One of the most exclusive real estate markets in Brazil, offering luxury coastal properties, modern infrastructure and a prestigious lifestyle.

São Paulo

It is the most stable, liquid and large-scale market in Brazil, ideal for investors who are risk-averse and seek stable profits.

Basic investment strategies

The strategy should match your risk tolerance and financial goals

Strategy 1

Purchasing a property at the initial stage of sale (before construction) and reselling it before construction is completed. By purchasing a property at the lowest possible entry price, investors benefit from the appreciation that occurs throughout the construction phase.

Key benefits:

  • Maximum capital appreciation - early stage investors benefit from rising prices as the project develops.
  • Lower initial investment - developers often offer more favorable prices and payment terms at the start.
  • Liquidity and flexibility - selling before construction is complete eliminates the need to obtain ownership and make final payments upon completion.
  • High market demand - properties under construction attract buyers who want to purchase new apartments at low prices until the completion of the property.
  • This approach is ideal for investors seeking short- and medium-term profits with minimal capital investment, while taking advantage of the strong trend of price increases in properties with high demand.

Average investment term: 10–24 months.

Estimated annual return:

Balneário Camboriú: 20–30%

Florianópolis: 18–25%

Barra da Tijuca: 15–25%

São Paulo: 15–20%

Strategy 2

Buying a property at the foundation stage and holding it until construction is complete allows for the full cycle benefit, growth in property value during construction and increased value on newly constructed properties.

Key Benefits:

Early Pricing – Purchase property at lower prices before it increases significantly.
High Market Demand – New properties attract high demand from end-users and rental investors.
Sharp Value Growth After Completion – Newly constructed properties typically experience price increases due to limited supply and high buyer interest.
Moderate Holding Period – Balances risk and return with an investment horizon of 18-36 months.
This approach is ideal for investors seeking medium-term capital appreciation with lower risk, while benefiting from significant market price growth after project completion.

Average Investment Term: 18-36 months.

Estimated annual income:

Balneário Camboriú: 18–25%

Florianópolis: 15–22%

Barra da Tijuca: 14–20%

São Paulo: 12–18%

Strategy 3

This strategy focuses on acquiring properties in the final stages of construction and reselling them after handing over the keys. It is designed for investors looking for high-yield opportunities by purchasing unsold apartments from developers at discounted prices or by purchasing apartments from investors who are unable to meet their final payment obligations.

Key Benefits:

Reduced purchase prices - developers can make concessions by reducing the price of the remaining apartments, which increases the investor's potential profit.
Shortened investment holding period - shorter terms compared to pre-construction investments, which minimizes exposure to market fluctuations.
Immediate resale demand - high demand from end-users looking for new, ready-to-move-in properties.
Post-handover appreciation - market prices typically increase after the project is completed, increasing potential profit.
This approach is ideal for investors seeking short-term capital appreciation with less risk, while taking advantage of post-construction price increases and high demand for ready-to-move-in properties.

Average investment term: 6–12 months.

Estimated annual return:

Balneário Camboriú: 15–20%

Florianópolis: 12–18%

Barra da Tijuca: 12–18%

São Paulo: 10–15%

Strategy 4

Purchase of apartments in newly built residential buildings in order to receive stable rental income and benefit from long-term growth in property value.

Main advantages:

Stable passive income - long-term rental or short-term rental with the services of a management company.
Low maintenance costs - new facilities eliminate the need for new owners to carry out repairs, which significantly reduces the cost of repairs and reconstruction, given that the facilities are located near the ocean.
High demand from tenants - modern amenities and a favorable location attract high-quality tenants.
Portfolio diversification - balances investment risk by adding a stable income-generating asset.
Real estate values ​​​​usually increase over time, providing additional long-term benefits.
This strategy is ideal for investors seeking steady cash flow, wealth preservation, and long-term asset growth, making it a low-risk and sustainable approach to real estate investing.

Average investment term: 12–60 months.

Estimated annual income (daily via Airbnb):

Balneário Camboriú: 10–15%

Florianópolis: 8–12%

Barra da Tijuca: 7–12%

São Paulo: 6–9%

Strategy 5

Purchase luxury villas in prestigious locations to generate long-term or short-term rental income and preserve capital in the form of an appreciating physical asset.

Key Benefits:

High Rental Yields - Luxury properties offer high short-term rental rates, especially in tourist destinations.
Asset Preservation - Investing in luxury properties guarantees long-term value growth and wealth protection.
High Demand from Tourists and Expats - Luxury vacation rentals attract affluent travelers and expats looking for exclusive accommodation.
Flexible Use - Investors can personally use the property, generating income during periods of non-use.
This investment strategy is ideal for those who want to diversify their portfolio, capitalize on the demand for luxury tourism and benefit from high short-term rental yields, while maintaining a prestigious real estate asset.

Average investment term: 12–60 months.

Estimated annual income (daily via Airbnb):

Balneário Camboriú: 10–15%

Florianópolis: 8–12%

Barra da Tijuca: 7–12%

Strategy 6

Designed for investors seeking customized real estate opportunities that meet their specific business interests. It includes commercial, retail, and hospitality real estate, business relocation solutions, or agricultural land acquisitions.

Key investment segments:

Commercial and retail real estate - invest in profitable office space, shopping malls, or mixed-use complexes with high market demand.
Hotel and hospitality investments - capitalize on Brazil's growing tourism sector by purchasing or developing boutique hotels, golf clubs, and recreational resorts.
Agricultural land acquisitions - invest in Brazil's profitable agribusiness sector with high-yield agricultural land for production or resale.
This personalized approach allows investors to maximize returns, optimize asset performance, and accelerate business growth through strategic investments in assets that complement long-term financial and operational goals.

Average investment term: 24 months or more.

Estimated annual income:

Calculated individually

Brazil's main advantages

Remote real estate transactions for international investors

Brazil is giving priority to allowing international investors to buy and sell real estate remotely. With the help of a local legal representative and digital tools, investors can conduct transactions and finalize agreements without being physically present. This provides convenience, reduces travel costs, and opens up seamless investment opportunities at any time.

 

Full ownership for non-resident investors

In Brazil, non-resident investors who purchase real estate receive full ownership of the property, including the land it stands on. This provides complete control and security of the investment, offering long-term value and potential for future development or resale.

 

Transfer of ownership is permitted

Brazil allows investors to resell properties during the construction phase by transferring ownership. This allows investors to benefit from the appreciation of the property value before completion, providing a faster return and reducing long-term maintenance and management costs.

 

Buying real estate with cryptocurrency

Brazil has legalized the purchase of real estate using cryptocurrency assets such as USDT, allowing for fast, secure, and transparent transactions. This modern payment method eliminates the complexities of international SWIFT transfers and provides investors with a seamless payment method by converting USDT into Brazilian reals.

 

Comfortable climate and stunning nature

Brazil offers a comfortable climate, breathtaking natural beauty, and some of the most beautiful beaches in the world, making it an attractive place not only for real estate investment, but also for vacation and living.

Brazilian citizenship at birth

A child born in Brazil automatically acquires Brazilian citizenship regardless of the nationality of the parents. This allows the entire family to apply for citizenship after just one year of residence. Brazil allows dual citizenship, and holding a Brazilian passport allows your entire family to enjoy global mobility and the benefits of dual citizenship.

 

The cost of real estate in the primary market

The cost of real estate in the cities we recommend for investment, in new projects, starts from 80,000 USD for apartments and 250,000 USD for villas, and luxury options reach 10 million USD for a villa. All objects are rented with interior decoration, but without furniture.

 

Stability and growth potential

The Brazilian real estate market is a balanced environment with no signs of overheating, offering a safe and attractive opportunity for international investors. Market analysts predict a steady increase in real estate values ​​over the next 10 years, driven by growing demand and infrastructure development.

 

High domestic demand for real estate

The Brazilian real estate market benefits from strong domestic demand, driven by a population of 220 million. The country also attracts a significant influx of tourists, including from neighboring Argentina, further boosting demand for both housing and rental properties. This creates a stable and profitable environment for real estate investment.

 

Geopolitically stable region

Brazil stands out as a country that has not had a war in over 150 years, far removed from potential global conflicts. Add to that the country's vast natural resources, growing infrastructure, and high demand for real estate, and you have an attractive place to invest or relocate with long-term security and profitability.

Payments and taxes

Buying real estate under construction

When buying a property directly from a developer, you do not pay any fees or additional commissions. Our company's services for supporting the purchase are absolutely free for you.
Your only costs will be approximately 2-6% depending on the chosen method and your personal capabilities, which covers the costs associated with international bank transfers or cryptocurrency transactions, including the exchange of USDT for Brazilian reals.

Buying real estate in a rented facility

Or when a previously purchased property is put into operation and you enter into ownership of the property.
ITBI transfer tax - 2% of the declared amount.
Notary fees and registration fees of approximately 7-8 thousand Brazilian reals (approximately 1200 - 1400 US dollars)
Bank transfer fee.

Sale of real estate under construction

The cost of reselling a property before construction is complete depends on the developer's internal policy and the conditions specified in the purchase and sale agreement. On average, the cost of transferring rights is approximately 2,000 Brazilian reals (approximately 350 US dollars).
Finding a buyer and selling your property, our company's commission is 6% of the declared amount.
Capital gains tax, which in Brazil is 15% for non-residents.

Selling real estate on the secondary market

Finding a buyer and selling your property, our company's commission is 6% of the declared amount.
Capital gains tax, which in Brazil is 15% for non-residents.
Capital gains are determined by subtracting the purchase price of the property and any real estate-related expenses (such as repairs, furniture purchases, and transaction fees) from the sales price.

Exemption from capital gains and dividend tax

Income from the sale of real estate that is reinvested in another residential property in Brazil within 180 days is exempt from paying the 15% capital gains tax. However, this option can only be used once every 5 years.
Investors are exempt from tax on dividends, which creates a favorable investment environment from a tax perspective.

Amount of tax on rental property

In the case of long-term or short-term rentals, income received by a non-resident is taxed at a flat rate of 15% of the net rental income. Net income is calculated by deducting allowable expenses, including condominium fees, property taxes, and maintenance costs, from the gross rental income.
It all depends on your future investment plans, but there is an option not to show your rental income and not pay this tax.

Annual property tax

Imposto Predial e Territorial Urbano (IPTU) is an annual property tax levied by municipalities in Brazil. The tax rate and calculation method vary depending on the municipality, type of property, location, and size. The amount of IPTU is determined based on factors such as the city, district, size of the property, and assessed value. For example, the annual property tax for a two-bedroom apartment in Florianópolis is approximately BRL 1,200 per year (about $200).

Transferred to real estate as a gift or through inheritance (ITCMD)

This tax is administered at the state level, which results in differences in rates and regulations across states.
The state of Santa Catarina has implemented progressive ITCMD rates ranging from 1% to 8%, depending on the value of the property and the family relationship between the donor and the recipient.
1% to 7%: applies to transfers in favor of direct relatives (e.g. parents, children, grandchildren) and spouses.
And 8%: applies to transfers in favor of collateral relatives (e.g. siblings, uncles, cousins) or individuals who are not related to the owner of the property.

Investment property on the coast

Florianópolis: Known for its balance between nature and urban development, the city is a mix of modern condominiums and luxury villas, often designed with eco-friendly architecture and ocean views. Gated communities and luxury oceanfront homes are popular, catering to both local and international buyers looking for a high quality of life.

Balneário Camboriú: Dubbed the "city of skyscrapers," it is famous for its super-tall condominiums, including some of the tallest residential towers in Latin America. These luxury developments offer ocean views, first-class infrastructure, and an unparalleled lifestyle.

Barra da Tijuca: One of the most prestigious and rapidly developing areas of Rio de Janeiro. Known for its modern high-rise condominiums, luxury gated communities, and beachfront residences. Thanks to modern development, high levels of security, and first-class infrastructure, this area attracts wealthy families, local, and international investors.

Information

Population of Brazil

Brazil has a population of around 220 million.
Brazil is an open and diverse country, shaped by a long history of emigration, and today it is a country of emigrants.

Most Brazilians are descendants of emigrants from all over the world. These include descendants of Europeans, Africans, Asians, and neighboring Latin Americans, with significant contributions from Portuguese, Italian, German, Japanese, and Arab immigrants.

Brazil's indigenous population makes up approximately 0.5% to 1% of the total population
About 47.7% of Brazilians identify as pardo (mixed), which includes a combination of European, African, and indigenous ancestry. About 43.1% of the population identify as white, mostly descendants of Portuguese, Italian, and other European immigrants. About 7.6% of the population identifies as black, mostly descendants of African slaves.

For example, the German diaspora in Brazil is one of the largest outside of Germany, with approximately 12 million Brazilians of German descent. The majority of this population is concentrated in the southern states of Santa Catarina, Rio Grande do Sul and Paraná.

Security

As of 2024, Brazil continues to face public safety challenges, with notable regional differences.
In general, cities in southern states such as Santa Catarina and Paraná have much lower crime rates compared to the northern and northeastern regions.

The state of Santa Catarina, with its capital Florianópolis, stands out as one of the safest regions in Brazil. According to the Atlas da Violência 2024, a study conducted by the Institute of Applied Economic Research (Ipea) in collaboration with the Brazilian Forum for Public Safety, Santa Catarina has the lowest crime rate in the country.

This favorable safety profile makes the state of Santa Catarina an attractive destination for expats and travelers looking for a safer environment in Brazil. Compared to other Brazilian states, Santa Catarina consistently ranks in the top safety rankings, offering relatively safe conditions.

Medicine

Brazil has a universal public health system called the Sistema Único de Saúde (SUS), which provides free healthcare to all residents, including non-residents in emergencies.

For citizens and legal residents:
Medical services, including doctor consultations, surgeries, and medications, are provided free of charge under the SUS.
Waiting times can be long, especially for specialized treatment.

For non-residents:
Non-residents can receive free emergency care under the SUS.
However, scheduled medical care and elective procedures are not covered, so private health insurance is recommended.
The cost of private healthcare varies: a general consultation costs 200–600 reais (US$40–120), while hospitalization can cost thousands of dollars without insurance.

Many expatriates and foreign investors prefer private healthcare, which offers better quality services and shorter waiting times. Private health insurance plans start from R$500–R$2,000 ($100–$400) per month, depending on coverage.

How to get there and prices

Guarulhos International Airport (GRU) in São Paulo is a major air hub for Brazil and all of Latin America, with daily direct flights from major European cities including London, Frankfurt, Paris, Rome, Madrid and Lisbon.

Flight times vary depending on the departure point, with Lisbon offering one of the shortest routes at around 10 hours. The average price of a one-way ticket from Europe to São Paulo is around €350 per person, depending on the season and airline.

From São Paulo, travelers can easily reach other Brazilian cities such as Florianópolis, Balneário Camboriú and Rio de Janeiro by bus or domestic flights operated by major airlines such as LATAM, Gol and Azul.

Construction statistics

São Paulo is a global leader in housing construction.

In 2024, São Paulo’s real estate market experienced unprecedented growth, with 818 new condominiums completed, almost double the 424 projects completed in 2023. This rapid expansion underscores the city’s growing demand for housing units and solidifies São Paulo as a key player in the global housing market.

The total number of new housing units completed in 2024 is estimated at approximately 150,000, positioning São Paulo as the global leader in housing construction in a single city. This figure is well above the number of completed units in Dubai (34,000) and New York (33,000) by almost five times.

The surge in new developments is consistent with the robust performance of São Paulo’s real estate market. October 2024 saw the highest monthly sales volume in recent years, with 11,397 units sold, indicating strong demand and liquidity in the sector.

With 1,705 active developers, São Paulo is one of the most diverse real estate markets. The strong mix of independent developers (96.6%) and major brands ensures a stable supply of housing, innovation and competitive prices, making it an attractive market for investors. Although there is market fragmentation, this diversity reduces systemic risk and provides a wide range of investment opportunities across different segments.

Despite the sharp increase in housing supply, São Paulo continues to experience a significant housing shortage. According to Raquel Rolnik, urban planner and coordinator of LAB Cidade at the University of São Paulo, the number of housing units built is not enough to overcome the shortage.
Currently, the city government estimates there is a shortage of 400,000 housing units, highlighting the ongoing need for investment in affordable and diverse housing.

Economic indicators

Key figures for 2024

Strong economic growth: Brazil has one of the largest economies in Latin America, with a steady inflow of foreign investment.

In 2024, Brazil received a total of $66 billion in foreign direct investment, making it the fifth largest recipient of foreign investment in the world.

The total number of real estate transactions in Brazil reached approximately 353,949 units, according to data for the 12-month period. This reflects a significant increase of 21.5% compared to the previous period.

Construction Cost Index (INCC): 7.2%
Average growth in construction costs (2020-2024): 8.4% per year

Average value of the real estate market: $7.8 trillion
$8.84 trillion US (forecast for 2025)

In 2024, the Brazilian real (BRL) depreciated by 1.3% against the US dollar (USD)

Average exchange rate (2020-2024)
2020 : 5.15 BRL per USD
2021 : 5.40 BRL per USD
2022 : 5.20 BRL per USD
2023 : 5.50 BRL per USD
2024 : 5.57 BRL per USD

Brazil’s inflation rate has been on an upward trend, reaching 4.83% by December, according to the consumer price index.

In response to inflationary pressures, the Central Bank of Brazil raised its base interest rate (Selic) by 1 percentage point to 13.25% per annum in January 2025.

The country achieved a record tax revenue of BRL 2.709 trillion, a real growth of 9.6% after adjusting for inflation.

Brazil’s labor market remained resilient, with the unemployment rate reaching its lowest annual average in 2024.

Types of condominiums and infrastructure

Brazil is not just an exotic destination - it is a thriving real estate market that offers investors unique opportunities.

A new level of comfort and exclusivity:
Brazil offers a diverse real estate market with modern condominiums designed for both residence and investment.
Unlike standard European complexes, Brazilian condominiums offer a lifestyle comparable to 5-star resorts.
They include common areas for residents:
One or more heated swimming pools and water parks, usually located on the roof of the condominium.
Spa and wellness centers with saunas and jacuzzis.
Sophisticated rooftop barbecue areas with professional kitchens.
Business rooms and fully equipped co-working spaces.
Gyms and fitness rooms.
Mini cinemas and multimedia rooms.
Children's playgrounds and games rooms.
Pet areas.
Private aviation lounges and helipads for elite complexes.

Security and access control:
Basic condominiums: 24-hour concierge, electronic entrance gates.
Premium condominiums: controlled entrance with facial recognition, CCTV cameras and limited visitor access.
Elite condominiums: biometric access, private security, armored entrance gates and vehicle access control.

Air conditioning systems:
Standard condominiums: Pre-installation of split air conditioning system.
Elite condominiums: Centralized VRF (variable refrigerant flow) systems with intelligent climate control.

Condominiums are classified by height:
1) Low-rise condominiums (2-6 floors)
Typically found in suburban areas, coastal towns, and small cities.
Fewer residents, quieter lifestyle.
Basic amenities (pool, barbecue area, small gym).
May have an elevator (if less than 4 floors).
2) Mid-rise condominiums (7-15 floors)
Located in medium and large cities.
More developed infrastructure (fitness centers, co-working spaces, playgrounds).
Minimum one elevator, but usually two.
3) High-rise condominiums (16 floors)
Located in large urban centers (São Paulo, Rio de Janeiro, Balneário Camboriú, Florianópolis).
Great amenities like rooftop pool, spas, cinemas and event spaces.
Several high-speed elevators, including service elevators.

Utilities

For a family of three living in a two-bedroom condo in Florianópolis, monthly expenses typically include:

Condominium fees: $100 to $200 per month, these fees cover water, sewer, security, and maintenance of common areas such as pools, gyms, and recreation areas. The amount varies depending on the infrastructure and amenities of the condo.
Utilities (gas, electricity, and internet): On average, expect to pay around $60 per month, although this amount can vary depending on usage, season, and service providers.
Total expected monthly expenses: $160 to $260.

These expenses ensure a comfortable and convenient life with access to well-maintained public spaces and basic services.

Investments in a group of investors

Group investing is superior to individual investing due to greater opportunities for each investor who is part of the group:

Lower costs of entry into the project due to wholesale discounts.

More opportunities to choose liquid apartments.
More favorable resale conditions with controlled competition.
Greater capital growth in a shorter period.
Each investor who is part of the group buys individual apartments in the project we have chosen, which are previously agreed with our company and the rest of the group.

This method is effective for investments at the pre-sale or construction stage (strategies No. 1 and No. 2), where early entry into the project provides the highest potential profit.

By forming a group of 10-30 investors, we get an excellent negotiating position before the developer, which provides more favorable conditions and prices, compared to individual investors, increasing future capital growth due to the difference between the purchase price and the sale price.

Our company carefully selects projects at the start of sales, ensuring a strategic selection of objects based on market demand. Important characteristics are the location and layout of the apartments that are most in demand in a given location, as well as the specific characteristics of the apartments being purchased. This ensures a faster and more profitable resale compared to less liquid lots that may remain for sale with the developer.

By participating in our carefully selected group investment projects, you gain access to excellent investment opportunities, receiving maximum profit and minimal risks. Our company coordinates the gradual resales of all apartments, preventing internal price competition between our investors and maximizing value.

A coordinated investment group has greater influence on purchase and resale prices, which makes it easier to ensure a higher margin.

FAQ

Construction dates

Condominium construction timelines in Brazil
Condominium construction by Brazilian developers typically takes 24 to 48 months from start to completion. Keep in mind that apartments are delivered with interior finishes and ready to move in immediately.

The exact duration depends on factors such as the size of the project, height, and location.
Small condominiums or small projects can take 18 to 24 months to build, while large-scale developments or high-end high-rises can take 36 to 48 months.

Most contracts with developers include a grace period (prazo de tolerância), which typically allows developers to delay completion for 180 days (6 months) without penalty.
After this period, buyers may be entitled to financial compensation or termination of the contract with a refund and possible penalties for the developer.

Investor protection from developer bankruptcy

In Brazil, several legal mechanisms protect real estate investors from the bankruptcy of developers and unfinished construction projects. Here are the main protections:

1. Patrimônio de Afetação (Disturbed Assets Regime) – Law No. 10.931/2004.
This legal framework obliges developers to separate the assets of a specific real estate project from the general assets.
In the event of the developer’s bankruptcy, the funds spent on the construction remain in the project and cannot be used to pay off other debts.
The project can be transferred to another company to ensure its completion or buyers can receive compensation.
The “Patrimonio de Afetação” is the most reliable protection, ensuring the continuity of the project or the return of funds.

2. Real Estate Corporations Law – Law No. 4.591/1964
Developers are required to register a project with detailed documentation, including construction timelines, financial viability, and guarantees.
Buyers have the right to monitor the progress of the work and monitor compliance with the contract.

3. Escrow Accounts for Installment Payments
Many projects require buyers to make payments in installments into an escrow account controlled by a financial institution.
The funds are released gradually as construction progresses, reducing the risk of misuse of funds.

4. Federal Consumer Protection Code (Código de Defesa do Consumidor – CDC)
Treats real estate buyers as consumers, providing protection against misleading information and breach of contract.
If the developer fails to complete the project, buyers can request a full refund and compensation for damages.

5. Real Estate Guarantee Funds (FGI and Seguro Garantia)
Some developers offer insurance or guarantee funds that reimburse buyers in the event of project failure.
These may be voluntary or required by the financial institutions financing the development.

To whom is the money for real estate transferred

The buyer - investor in all cases transfers the money for the real estate directly to the developer or seller.
Our company can in no case be a transactional intermediary in the purchase or sale of real estate.

Purchasing process

First step:
Before starting any real estate transactions, a non-resident must obtain a Brazilian tax number - this is the CPF (Cadastro de Pessoa Física).
We register a tax number for our clients.
To do this, we need to provide:
1) A copy of a valid foreign passport.
2) A selfie of your face with the passport open on the photo page next to it.
3) Write your registration address in Latin letters.
The terms for issuing a CPF number are approximately 10 days from the date of submission of documents. We submit documents once a week on Wednesday morning.

Second step:
Sign an agreement with our company for the provision of transaction support services.

Third step:
After that, you need to open a bank account online in a Brazilian bank. We will provide you with the instructions necessary for opening it yourself. You need this personal account so that you can transfer the necessary amount from abroad before purchasing real estate. This account for non-residents has certain restrictions, you will not be able to open a payment card, but only send and receive amounts in this regard in Brazilian reals by non-cash payment, as well as withdraw your money to other countries.

Step four:
We select a project according to your investment strategy, agree on all the details of the transaction.
The developer provides a contract in Portuguese, which our lawyer checks, and makes the necessary changes in accordance with the chosen investment strategy.
As a rule, such contracts, depending on the developer, contain from 60 to 200 pages of A4 format in Portuguese. After making changes and agreeing them with the developer, the investor signs the contract.

Step five:
The investor transfers the money to the developer's or seller's account in accordance with the terms and conditions specified in the contract.

Payment transfer options

For international investors and property buyers, there are several ways to transfer funds to Brazil. The best option depends on where your money is located, applicable restrictions and regulations, and your preferences.

Below is a structured overview of the available options:

1. International Bank Transfer (SWIFT)
If your funds are held in a bank account, you can easily transfer money to Brazil via SWIFT.
SWIFT transactions typically take 1 to 3 business days, depending on the bank and intermediary.
It is important to check the exchange rate, bank fees, and compliance requirements for international transactions.

2. Cryptocurrency Transactions
If you have cryptocurrency, this can be one of the fastest and most cost-effective ways to transfer funds to Brazil.
The daily transfer limit is up to $200,000 (or equivalent) per day.
You can exchange USDT (or other stablecoins) for Brazilian Real (BRL) through regulated cryptocurrency platforms.

3. Exchange Cash for Crypto
If you have cash and need to transfer funds to Brazil, you can do so by exchanging your cash for USDT and transferring it via a crypto wallet.
This method is an alternative to bank transfers, but it will require you to go through certain processes during the cash-to-crypto exchange phase.
For personalized advice on the exchange and transfer process, including compliance with Brazilian financial regulations, schedule a consultation with us.

Delay from the developer

Flexible payment plans for international investors.
Investing in Brazilian real estate from a developer offers attractive and flexible payment terms, making it easier for foreign buyers to enter the market. With installment plans tailored to individual needs, investors can acquire high-quality real estate with minimal initial capital and convenient payment schedules.

Average payment structure:
Down payment: from 10% to 30% at the time of signing the contract.

Deferral during construction: from 20% to 50% of the total cost, paid monthly or structured as annual lump sums for the convenience of investors.

Final upon handover: from 30% to 50%, paid in a lump sum.

Post-handover deferrals: Many developers offer extended payment plans of 12 to 36 months after handover, allowing buyers to pay off the balance in stages while already owning the property.

This flexible approach makes real estate investments in Brazil affordable, manageable and highly attractive to international buyers looking for reliable, long-term growth.

What documents are received upon purchase

Documents that a non-resident buyer receives when purchasing real estate from a developer during the construction phase.

1) Reservation Agreement (Reserva de Unidade) – confirms the buyer’s intention to purchase the property and secures it for a limited period of time until the main contract is signed, but it is not always necessary to do so depending on the developer.

2) Purchase and Sale Agreement (Contrato de Compra e Venda) – is a legally binding agreement between the buyer and the developer, which describes in detail the payment plan, construction deadlines, penalties for delays and the characteristics of the property.

3) Payment Receipts (Comprovantes de Pagamento) – are issued by the developer for each installment paid during construction.

4) Certificate of Registration of the Building Project (Memorial de Incorporação) – a document registered with the Real Estate Registry Office (Cartório de Registro de Imóveis) that guarantees that the development is legally approved and permitted for construction.

5) Certificate of Registration of Future Property (Certidão de Matrícula do Imóvel – Fração Ideal) – confirms the buyer’s rights to a specific apartment within the registered building project.

After the construction is completed and the property is transferred, the buyer receives:

1) Occupancy Permit (Habite-se) – issued by the local municipality, confirming that the building is completed and legally suitable for habitation.

2) Final Deed (Escritura Pública de Compra e Venda) – if the buyer has paid the full price of the apartment, a notary issues a deed that is then registered in the Real Estate Registry.

3) Registration of the property in the name of the buyer (Registro do Imóvel) – the final step that officially confirms the ownership in the name of the buyer.

If the transaction involves the purchase of a villa on the secondary market: Documents that the non-resident buyer receives:

1) Public Deed of Sale (Escritura Pública de Compra e Venda) – this is the official contract that confirms the transfer of ownership.

2) Certificate of Registration of the Property (Certidão de Matrícula do Imóvel) – issued by the Real Estate Registration Office (Cartório de Registro de Imóveis). This document proves that the buyer is the legal owner and contains the complete history of the property.

3) Receipt of Transfer Tax (ITBI) – confirmation of payment of the Imposto de Transmissão de Bens Imóveis (ITBI).

4) Receipts for payment of notary and registration fees, confirmation of payment of notary and registration fees at the Real Estate Registration Chamber.

5) Property Tax Certificate (Certidão Negativa de Débitos do IPTU) – confirms the absence of municipal property tax (IPTU) debts.

6) Declaration of absence of utility debts – guarantees the relevance of all utility bills (water, electricity, etc.) and condominium fees.

Interior decoration and equipment of apartments

Finish level and materials.
Most Brazilian developers rent apartments in a “ready to move in” condition, that is, fully finished, but without furniture and appliances. The level of finish varies depending on the developer and the property segment (standard, premium or luxury).

Typical finishes include:
Flooring: porcelain stoneware, high-quality ceramics or laminate. Luxury projects may include marble or natural wood.
Walls and ceilings: painted in neutral tones, some elite projects offer decorative finishes.
Windows and doors: aluminum-framed windows, wooden or MDF doors with modern handles.
Lighting: simple lamps or LED spotlights in common areas.

Kitchen and bathroom equipment:
Kitchen: comes with stone or quartz countertops, built-in sink and apron. Some developers install closets in premium projects.
Bathrooms are fully equipped with modern sinks, granite or marble countertops, mirrors, and glass-door showers. High-end developments may include double sinks, built-in closets, and designer faucets.

Choice:
Some developers allow buyers to choose finishes (flooring, wall color, countertops) during the construction phase.
High-end projects may offer premium upgrade packages for flooring, lighting, and even smart home systems.

Air conditioning:
Not included in standard apartments. However, developers pre-install air conditioning ducts and electrical outlets, making installation easier for buyers.
Some high-end projects include fully installed split-system air conditioning or centralized VRF systems with intelligent climate control.

Effective eviction of tenants

Brazilian law provides strong protection for landlords against non-payers. Compared to other countries, the eviction process is much faster and more efficient, ensuring that landlords retain control of their property and can legally evict non-compliant tenants.

Legal protection for landlords
1) Unlike some European countries, Brazilian law does not protect tenants from eviction for non-payment of rent.
2) Police support during eviction (Reintegração de Posse) - in cases of illegal occupation or refusal to leave, the landlord can request police intervention.

Eviction laws and procedures:
If a tenant stops paying rent, the landlord can legally evict them through a court process, which is usually faster and more efficient than in some European countries. Key mechanisms include:

Eviction for Non-Payment (Despejo por Falta de Pagamento):

  • After one missed payment, the landlord has the legal right to demand payment.
  • If the tenant fails to pay the arrears or provide a valid defense within 15 days, an eviction lawsuit may be filed.
  • The eviction process usually takes between 30 and 90 days in cases where a rent guarantee (fiador or seguro fiança) is in place.
  • If there is no guarantee, the process can take between 3 and 6 months.

Accelerated Eviction (Liminar de Despejo - Law 12.112/2009):

  • In cases where a rent guarantee is not provided, the law allows for accelerated eviction with a 15-day notice period after the lawsuit is filed.
  • The tenant is required to vacate the premises if the overdue rent is not paid in full.

To minimize risks, landlords usually require financial guarantees when signing a lease, such as:

  • Security Deposit (Caução): up to three months' rent, held in a savings account.
  • Rental Insurance (Seguro Fiança): paid by the tenant to an insurance company and covers unpaid rent and damages.

Ways to contact us

If you would like to receive a consultation, please write to us via the contact form or via WhatsApp.

 

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Florianópolis - Santa Catarina