Brazil Real Estate Investor Guide by Nina Mattos CEO, Luxury Property Advisor CRECISP 276119 S, CRECIRJ 67799 S, CRECIRS 47396 F, CNAI 13394, I

Hire Real Estate Due Dilligence before ask the property price

Sun, 14 Dec 2025 04:10:04 GMT

By Nina Mattos , owner,Brazil Real Estate Advisor,

International Realtor NAR Member ID Number (NRDS): 61244469

Personal Bahia Real Estate Agent license:

CRECIBA 35815 S

Realtor Rio de Janeiro License Number

CRECIRJ 067799 S

Real estate agent license in São Paulo

CRECISP 276119 S

Real estate agent license in Rio Grande do Sul

CRECIRS 47396 F

Brazilian Real Estate Appraiser CNAI ( Cadastro Nacional de Avaliadores Imobiliários)

COFECI - Brazilian Federal Council of Real Estate Brokers

Nº : 013394

Valuing a property without full due diligence carries a 90% risk of financial loss

Check all documents, criminal records, tax, legaly issues possibility

The Problem with Aspirational Pricing (Without Verification)

Basing a valuation purely on market comps without verifying the legality and physical status of the property leads to highly aspirational, unverifiable pricing. This approach often sabotages the sale process:

Brazilian Long years Imposible resolving Tax, Court ( Legaly issues )
Late-Stage Deal Collapse: Discovering a major issue during the buyer's inspection or title search often leads to the buyer walking away.
Reputational Damage: The property returns to the market with a history of a failed sale, signaling potential issues to savvy new buyers.
Forced Reductions: The seller is eventually forced to make massive price reductions to account for the newfound risk or necessary repairs, often selling for less than a realistically priced, "clean" asset would have fetched initially.

It's a common scenario in real estate: a quick valuation based on square footage, comparable sales, and location data is provided. This number, while a necessary starting point, is fundamentally incomplete—and potentially disastrously wrong—if it ignores a comprehensive investigation of the property's underlying status.

Valuing a property without full due diligence isn't just risky; it’s an exercise in theoretical finance, ignoring the critical question: can this asset actually be sold at that price today , with a clean title and clear conscience?

Here’s why a valuation without a complete due diligence review often falls flat in the real world.

The Illusion of "Worth"

The true definition of market value isn't what an appraiser thinks a property is worth; it’s the price a willing and able buyer is prepared to pay under normal, informed market conditions. A property is only "worth" what the market will bear, and the market, through its agents, demands certainty.

A buyer's offer is inherently conditional upon satisfactory due diligence. If you assign a value of $500,000, but a full review later uncovers a fundamental flaw, that value collapses instantly. The actual value is the number that survives scrutiny and results in a completed, legally sound sale.

The Silent Deal-Breakers Uncovered by Due Diligence

Due diligence is the process of verifying all material facts and data about a property. Skipping this step means potentially missing critical issues that turn a marketable asset into a liability:

Title and Legal Encumbrances: A valuation assumes a clear title. Due diligence uncovers liens, easements, boundary disputes, or pending legal actions that can prevent the transfer of ownership entirely until resolved. A property that cannot legally change hands is functionally worthless to a standard buyer.
Zoning and Usage Restrictions: Is the property valued as a potential commercial site? Due diligence verifies the zoning ordinances. If restrictions prohibit the proposed use, the valuation based on that use is void.
Permitting Issues and Code Violations: Unpermitted additions drastically reduce market viability. A buyer (or their lender) will demand these be corrected or demolished, adding significant costs and negotiation points that immediately devalue the property.
Environmental Concerns (Contamination, Flood Zones): A clean environmental audit is crucial. Undisclosed soil contamination or newly mapped flood risks can make a property unsalable through conventional financing routes, negating a high initial valuation.

Conclusion: Verify to Value

A professional valuation must always integrate the findings of a thorough due diligence investigation. It’s not enough to know what the house looks like or what the neighbor’s house sold for; you must know its legal and physical integrity.

The only number that truly matters is the one a buyer is willing to exchange for the keys after their attorney and inspector have cleared the asset. Until a property is verified to be sound, legally transferable, and free of hidden liabilities, any valuation remains purely theoretical. True value only materializes at the closing table, post-diligence.

www.imoveisavista.com

Basic due diligence for rural properties in Brazil can save your life, time and money

Wed, 03 Sep 2025 09:07:46 GMT

By Nina Mattos CRECISP 276119 S,

CRECIRJ 67799 S, CRECIRS 47396 F, CNAI 13394

International Realtor NAR Member ID Number (NRDS): 61244469

11 years dedicated on Real Estate market in Brazil with Brazil Due Diligence

Why is Brazil Rural Property Due Diligence Essential?

Why is Rural Property Due Diligence Essential?

Risk Mitigation:

It identifies problems, conflicts, points of attention, debts, lawsuits, environmental issues, and other situations that can lead to significant losses, even death. It helps prevent unpleasant surprises and financial loss. It also helps prevent scams and fraud, such as selling the same property to multiple people or selling by someone who is not the legitimate owner.

Photo of a farm is for illustrative purposes only.

Thorough analysis of property deeds from the last 30 days.

Fraud are very common with brazilian property tittle

Unfortunately, some Land Registry Offices (RGI - Registro de Imóveis) and some Brazilian Notary Offices perform illegal acts on property deeds, on Brazil Real Estate documents .

Sometimes, these are frauds that involve the cancellation of the property's original deed. Other situations of illegal acts on property deeds can be a more sophisticated scam with a court order and not just fraud in the deed by an isolated act of a dishonest notary.

�� Alert for fraud and scam risk: When someone suggests canceling a property deed to change ownership or tries to evade a due tax and not pay it, or tries to resurrect a deceased person with a fake signature or uses a void digital signature from some startups out there...

�� Alert for fraud and scam risk with the deed: When the deed number is new, but the property is old.

Here is a list of the basic initial documentation required for researching Brazil rural properties. It's important to verify some of the items on this list before visiting the properties:

Environmental Analysis:

Compliance with the Forest Code: Verify if the APPs (Permanent Preservation Areas) and Legal Reserve are in accordance with the law. Analyzing the CAR (Rural Environmental Registry) is the starting point.
Environmental Licenses: If there are activities that require licensing (deforestation, water use permits, specific agricultural activities), verify the validity and regularity of these licenses.
Infraction Notices and Embargos: Research with environmental agencies (IBAMA, state agencies, INEMA) for the existence of fines, embargos, or Terms of Conduct Adjustment (TAC) related to the area.
Environmental Liabilities: Investigate possible soil or water contamination, especially if there have been potentially polluting activities in the area.
Additional Restrictions: Verify if the area is located within Conservation Units, indigenous lands, Quilombola territories, or other areas with specific legal restrictions.

Research on the Funai website: It is essential to verify if the area is at risk of being considered indigenous land. To do so, include:

Map analysis
Certificate of Indigenous Rural Activity
I emphasize that if the area is identified as indigenous land, its commercialization is not allowed.

Verification of Quilombola areas: Consult the Palmares Cultural Foundation (FCP) and the National Institute of Colonization and Agrarian Reform (INCRA). The Self-Recognition Certificate, issued by the Palmares Cultural Foundation (FCP), is the document that attests to the recognition of a Quilombola community. I inform you that in case of identification as Quilombola land, the land cannot be sold.
National Register of Archaeological Sites (CNSA): Consultation with the National Register of Archaeological Sites (CNSA) maintained by IPHAN.
Property Deed:

Preferably updated within the last 20 days.
Verify at the competent Real Estate Registry Office or request a full copy of the property deed online.
It is very important to analyze the entire history to confirm the chain of ownership (who the previous owners were), the existence of encumbrances (mortgages, liens, usufructs), lawsuits related to the property, whether the description matches reality, and if there is any risk of a problem, crime, or nullity in any real estate transaction with this property in this document.
Discard the risk of classic scams: Void signatures, asset concealment, post-dispute/divorce asset violence, money laundering, false power of attorney scams, fraud, embezzlement, among other risks.
Verification of Possession: In some cases, especially in older occupation areas or with complex histories, investigate the possession status to avoid conflicts with squatters.

CNIB Certificate: A document from the Brazilian system that integrates judicial and administrative orders on the unavailability of assets.

Certificates of No Encumbrances and Repersecutory Actions: Obtain certificates that attest to the non-existence of debts or lawsuits that may affect the property's ownership.

Certificate of Negative Debt (CND).
Rural Property Registration Certificate (CCIR): A document issued by Incra.
ITR (Rural Territorial Property Tax): Proof of payment of the Rural Territorial Tax (ITR).
Certificate of No Encumbrances and Alienations.
Rural Environmental Registry (CAR).
Georeferencing.
Research for Environmental Licenses and research for environmental fines, embargos, infraction notices with the environmental police, and checking the history with the environmental police.

Photo of a farmer from a stock image is for illustrative purposes only.

Analysis of the Seller and Buyer:

Negative Certificates: Obtain negative certificates for tax debts (federal, state, municipal), labor debts, and civil and criminal actions in the name of the sellers (individuals or legal entities and their partners). Significant debts of the seller can put the sale at risk (fraud against creditors).
Corporate Status (if a legal entity): Analyze the articles of incorporation, verify if the person signing has the authority to sell the property, and if the company is in good standing.
Property Regime (if an individual): Verify the seller's marital status and property regime, as a spousal signature may be required for the sale.

Personal Documents and Process Research:
CPF Number
Photos of ID, identification document, photos with identification data, date of birth, and signature.
CNPJ (Brazilian Corporate Taxpayer Registry)
Passports, photos of the pages with identification data and signature.
Birth certificate or marriage certificate, divorce certificate, marriage certificate with the spouse's death annotation.
If there is a company: Articles of incorporation, CNPJ.
Criminal Background Certificate (Criminal distribution certificate).
Bankruptcy and Judicial Recovery Certificate.
Estate distribution certificate.
Consultation on the website to see if there is an arrest warrant issued in Brazil and if they are on the Interpol list, court websites:
Consultation of the National Council of Justice's National Database of Arrest Warrants (BNMP/CNJ) in Brazil.

List of wanted criminals in various countries on the Interpol website.

Consultation with Inema.
Certificate of Debts Related to Federal Tax Credits and the Federal, State, and Municipal Active Debt.
Certificate of Interdiction and Tutelage.
Certificates: Labor Action Certificate (CAT) or Negative Labor Debt Certificate (CNDT).
Search and risk analysis for invasion and, when possible, investigate the risk of expropriation and a history of conflicts and violence.
Search for lawsuits, including labor and criminal lawsuits.
Checking the SPU website:

Verification if the property is owned by the SPU (Secretariat of Union Heritage).
Verify if there is unpaid DARF (Federal Revenue Collection Document).
I inform you that SPU lands and properties cannot be sold outside of a Brazilian federal government notice. What happens is authorization of possession, change of possession, and there is an annual DARF payment fee to the SPU for Brazilian citizens.
Common Scam: A void private contract for the purchase and sale of properties owned by the Union (Brazil) or a public deed for the sale of property possession with years of unpaid SPU DARF.

Check the quality of the neighbors.
Analysis of valid signatures, e-notary, e-cnpj, e-cpf.
Conclusion:

In this article, I presented a brief summary, as each case is unique and may require other procedures, with various extra documents beyond those listed in this article.

Recommendation:

A bit of the complexity and specificities of rural properties Due Diligence relevance and the distinct risks from urban properties in Brazil, it is highly recommended to hire a specialized service like our detail-oriented professional team with a good reputation and relevant training.
Sometimes is need a multidisciplinary team, each in their respective roles, with OAB (Brazilian Bar Association), CRECI (Real Estate Brokerage Council), and CREA (Regional Council of Engineering and Agronomy) from the state of the property.

Image for illustrative purposes only.

Do you have questions?

Or would you like to schedule a meeting?

Email us : welcome@imoveisavista.com.

t A video conference can be scheduled directly on the Intro app, but only works on iPhones. Here is the link to schedule the video call.

Brazil Realtor Real Estate agency fee sugest table from CRECISP Concise English version

Tue, 08 Jul 2025 23:25:00 GMT

Real Estate Agency Fees in Brazil or Real Estate Agent Fees in Brazil:

CRECISP Suggested Real Estate Agency Fee Table

Understanding Real Estate Agency Fees in Brazil: A Look at the CRECISP Reference Table

Navigating the real estate market Brazil can be complex, and understanding the associated costs is crucial for both buyers and sellers.

In Brazil, the Regional Council of Real Estate Brokers (CRECI) provides guidance on the commission fees charged by real estate agents and agencies. For the state of São Paulo, the CRECISP (Conselho Regional de Corretores de Imóveis do Estado de São Paulo) offers a reference table of suggested fees for various real estate transactions. This article provides a concise overview and a clear table of these suggested fees to help you better understand the potential costs involved.

It is important to note that the values set forth by CRECISP are a reference guide, not a legally binding mandate. This means that the final commission fee is negotiable between the client and the real estate professional. However, the CRECISP table serves as a common benchmark for the industry in São Paulo.

The commission, known as "honorários de corretagem," is typically paid by who hired the real estate agency services .

CRECISP Suggested Real Estate Agency Fee Table

Here is a simplified table outlining the suggested commission fees for common real estate transactions as per the CRECISP guidelines:

A unique table outlining the suggested commission fees for common real estate transactions as per the CRECISP guidelines:

Suggested resume Fee Range by CRECISP

Urban Property Sale fee in Brazil

6% to 8% On the total sale value.

Rural Property Sale in Brazil

6% to 10%

On the total sale value.

Industrial Property Sale

6% to 8%

On the total sale value.

Judicial Sale

5%

On the value determined in the judicial process.

Residential & Commercial Rental

Equivalent to the first month's rent

Paid by the landlord.

Seasonal Rental (up to 90 days)

15% to 30%

On the total value of the contract.

Property Management

8% to 10%

Charged monthly on the rent value.

Sale of Real Estate Developments

4% to 6%

On the total sale value of the units.

Sale of Land Allotments

6% to 8%

On the total sale value of the lots.

Very important Considerations

Written Agreement

We have and highly recommended to have a written contract with our real estate agent or and with Imoveis a vista real estate invesntments in Brazil agency that clearly outlines the agreed-upon commission fee, the services, code th conduct between our real estate agency in Brazil and our client, to be very clair responsibilities of both parties that will be provided.

Negotiation

As mentioned, these are reference values. Depending on the property's value, the complexity of the sale, and the current market conditions.

Exclusivity

We prefer granting exclusivity to our work, as single real estate agency work with you or with your company for safity rasons in any real estate transactions that we enjoy

Please familiarizing yourself with the CRECISP suggested fee structure, you can enter into real estate transactions in Brazil with a clearer understanding of the expected costs, ensuring a more transparent and professional process.

Always ensure your real estate professional is duly registered with CRECISP if do you want buy property in São Paulo , feel free to ask to see our Realtor CRECISP ID, CRECIRJ ID, CRECIRS ID, see and check our real estate licenses on respective CRECI website, our real estate agents have brazilian real estate license to work legally and ethically .

You can see the original version in Portuguese on CRECISP WEBSITE

Brazil Visa Personal International travel documents checklist to Buy Property in São Paulo

Mon, 15 Apr 2024 05:49:10 GMT

Personal documents checklist to Buy Property in São Paulo

Buying property in São Paulo as an international traveler involves several steps, including obtaining the necessary travel documents and complying with legal requirements. Here's a checklist for the travel documents you may need:

1. **Passport**: Ensure your passport is valid for the duration of your stay in Brazil. It's recommended to have at least six months validity remaining on your passport.

---- Register your passport sworn translation at

São Paulo :

CDT - São Paulo Titles and Documents Distribution Center

It costs 103.98 reais for registered 2 pages of your passport , if there are more than two the extra cost is 11.41 reais per extra page

1.1 ) Is need be in person with:

------Sworn translation of a passport
--- 2 Color and in Black and Withe Copies of Passport printed in paper
---- Money, Pix or Brazilian Card to pay the fee Brazilian Reais ( BRL)

At Address:

Quinze de Novembro Street 251 - Historic Center of São Paulo, São Paulo - SP, 01013-001

Phone: +55 (11) 3248-1000

Opening hours: Open 9am ⋅ Close at 4pm

Website: https://cdtsp.rtdbrasil.org.br/inicio

2. **Brazilian Visa (if applicable)**: Depending on your nationality, you may need a visa to enter Brazil. Check with the Brazilian consulate or embassy in your country to determine if you require a visa for property purchase purposes.

3. ** Have CPF (Cadastro de Pessoas Físicas)**: This is the Brazilian individual taxpayer registry identification. While it's not mandatory for property purchase, having a CPF facilitates the process and may be required by some sellers or agencies.

You can apply for a CPF at the Brazilian consulate in your home country or at a Brazilian Federal Revenue Service office upon arrival.

------CAC Receita Federal Bela Vista in the near to Paulista Avenue

Avanhandava Street , nº 55 , 1 ° Floor ;

Bela Vista , São Paulo

Zip Code: 01306-001

4. **Proof of Funds**: You'll need to demonstrate that you have the financial means to purchase the property. This can include bank statements, investment portfolios, or any other documentation proving your financial capacity.

5. Criminal record certificate

5.1 )Proof of work

5.2) Copy of Income Tax Declaration
5.3) Civil Status Certificate

5.4) ID

5.5) Proof of address where have tax residence

6. **Translator/Interpreter **: If you're not fluent in Portuguese, hiring a translator or interpreter to assist you during negotiations, contract signings, and other legal proceedings.

7. **Real Estate Agency**: It's advisable to hire a reputable real estate agency who is familiar with Brazilian property laws and regulations. They can guide you through the legal process, review contracts, and ensure your interests are protected.

8. **Travel Insurance**: While not directly related to property purchase, having travel insurance can provide you with peace of mind in case of unexpected events during your trip.

9. **Proof of Vaccination/Health Documentation (if applicable)**: Check if Brazil requires any specific vaccinations or health documentation for travelers from your country. Ensure you have the necessary vaccinations or medical certificates if required.

10. **Contact Information of Consulate/Embassy** to make your CPF in your Country : Keep the contact information of your country's consulate or embassy in Brazil handy in case you need assistance during your stay.

11. **Local Currency**: Have sufficient Brazilian Reais (BRL) for expenses such as transportation, accommodation, and miscellaneous costs during your stay.

12. **Property Documentation**: Once you've found a property you wish to purchase, ensure you have all the necessary documentation related to the property, including deeds, titles, survey reports, and any other relevant paperwork, feel ask your Realtor.

Remember to double-check the specific requirements with legal professionals and authorities to ensure a smooth property buying process in São Paulo.

13 -Register your Signature in the Brazilian E-notary system called E-notariado https://www.e-notariado.org.br/ in SP we recommend do at 1º Ofício de Notas - Cartório

Note:

Please if you come from Countries that are party to the Hague Convention https://www.netherlandsworldwide.nl/legalisation/apostille-convention-countries ,

Apostille Convention bring with you or send to our office address on google maps Brigadeiro Faria Lima 3729 in Brazil all foreign documents with apostille certifies the document(s) from the last 30 days if is possible.

Plus sworn translation is need .

We are glad to help you !

Signal , WhatsApp :
+5521989967796

E-mail:
welcome@imoveisavista.com

Best regards,
Nina Mattos
CEO e Real Estate Investments Advisor Imóveis à vista
www.imoveisavista.com

CRECISP 276119 S
CRECIRS 47396F
CRECIRJ 67799 S

CRECI RJ 9917J

Video Call, WhatsApp, Signal : +552198996-7796

Telefone para recados com a secretária : +55 11 3443- 6498

São Paulo
Av. Brigadeiro Faria Lima 3729 - 5 andar - Itaim Bibi, São Paulo

Rio de Janeiro
Rua Humaitá 275, 7 andar - Lagoa Corporate - Rio de Janeiro

Very important legislation in Brazilian real estate market

Fri, 17 Nov 2023 09:11:11 GMT

-

ADCT Ato das Disposições Constitucionais Transitórias https://www2.camara.leg.br/legin/fed/conadc/1988/constituicao.adct-1988-5-outubro-1988-322234-normaatualizada-pl.pdf
CDC Código do consumidor https://www2.senado.leg.br/bdsf/bitstream/handle/id/496457/000970346.pdf
Constituição Federal https://www2.senado.leg.br/bdsf/bitstream/handle/id/518231/CF88_Livro_EC91_2016.pdf
Código Penal https://www.planalto.gov.br/ccivil_03/decreto-lei/del2848compilado.htm
Decreto-Lei 58/37 (Imóveis loteados) https://www.planalto.gov.br/ccivil_03/decreto-lei/1937-1946/Del058.htm
Decreto-Lei 2.848/40 (Código Penal)
Decreto-Lei 4.657/42 (LINDB) https://www.planalto.gov.br/ccivil_03/decreto-lei/del4657.htm
Decreto-Lei 9.760/46 (Imóveis da União SPU) https://www.planalto.gov.br/ccivil_03/decreto-lei/del9760.htm
Lei 4.132/62 (Desapropriação por Interesse Social) https://www.planalto.gov.br/ccivil_03/LEIS/L4132.htm
Lei 4.150/62 (Normas Técnicas)
Lei 4.380/64 (SFH)
Lei 4.504/64 (Estatuto da Terra) https://www.planalto.gov.br/ccivil_03/leis/l4504.htm
Lei 4.591/64 (Condomínio e Incorporações) https://www.planalto.gov.br/ccivil_03/leis/l4591.htm
Lei 4.864/65 (Medidas de Estímulo à Indústria de Construção Civil)
Lei 4.886/65 (Representantes Comerciais Autônomos)
Decreto-Lei 73/66 (Sistema Nacional de Seguros Privados)
Lei 5.172/66 (Código Tributário Nacional) https://www2.camara.leg.br/legin/fed/lei/1960-1969/lei-5172-25-outubro-1966-358971-norma-pl.html
Decreto-Lei 200/67 (Organização da Administração Federal)
Decreto 61.078/67 (Convenção de Viena)
Decreto-Lei 745/69 (Contratos do art. 22 do Decreto-Lei 58/37)
Lei 5.709/71 (Aquisição de Imóvel Rural por Estrangeiro) https://www.planalto.gov.br/ccivil_03/leis/L5709.htm
Lei 5.768/71 (Distribuição de Prêmios a Título de Propaganda)
Lei 6.015/73 (Registros Públicos)
Lei 6.404/76 (Sociedades Anônimas)
Lei 6.530/78 (Corretor de Imóveis) https://www.planalto.gov.br/ccivil_03/leis/l6530.htm
Lei 6.766/79 (Parcelamento do Solo Urbano)
Lei 7.347/85 (Ação Civil Pública)
Decreto-Lei 2.375/87 (Terras Públicas)
Lei 8.069/90 (Estatuto da Criança e do Adolescente)
Lei 8.078/90 (Código de Defesa do Consumidor)
Lei 8.245/91 (Locação de Imóvel Urbano) https://www.planalto.gov.br/ccivil_03/leis/l8245.htm
Lei 8.257/91 (Expropriação por Cultivos Ilegais)
Lei 8.629/93 (Reforma Agrária)
Lei 8.666/93 (Licitações)
Lei 8.668/93 (Fundos de Investimento Imobiliário)
Lei 8.934/94 (Registro Público de Empresas Mercantis)
Lei 8.935/94 (Serviços Notariais e de Registro)
Lei 9.307/96 (Arbitragem)
Lei 9.514/97 (SFI e Alienação Fiduciária)
Lei 9.636/98 (Imóveis da União SPU)
MP 2.158-35/01 (Tributos Federais)
MP 2.200-2/01 (Assinaturas Eletrônicas)
Lei 10.257/01 (Estatuto da Cidade)
Lei 10.931/04 (Patrimônio de Afetação, LCI, CCB e outros)
Lei 11.076/04 (CDA, WA, CDCA, LCA, CRA e outros)
Lei 11.101/05 (Recuperação Empresarial e Falência)
Lei 11.771/08 (Política Nacional de Turismo)
Lei 11.952/09 (Regularização Fundiária em Áreas da União)
Lei 12.305/10 (Política Nacional de Resíduos Sólidos)
Lei 12.529/11 (Sistema Brasileiro de Defesa da Concorrência)
Lei 12.651/12 (Código Florestal)
Lei 13.001/14 (Liquidação de Créditos na Reforma Agrária)
Lei 13.019/14 (Parcerias Público-Privadas)
Lei 13.097/15 (Concentração dos Atos na Matrícula)
Lei 13.105/15 (Código de Processo Civil)
Lei 13.140/15 (Mediação)
Lei 13.465/17 (Reurb e outros)
Lei 13.709/19 (LGPD)
Lei 13.986/20 (Patrimônio Rural em Afetação, CIR e outros)
Lei 14.010/20 (Lei da Pandemia)
Lei 14.063/20 (Assinaturas Eletrônicas em Interações com Entes Públicos)
Lei 14.133/21 (Licitações e Contratos Administrativos)
Lei 14.216/21 (Medidas Excepcionais em Razão da Pandemia)
Lei 14.286 de 2021 - Novo Marco Legal do Câmbio https://www.planalto.gov.br/ccivil_03/_ato2019-2022/2021/lei/l14286.htm
Lei 14.382/22 (SERP)
Lei 14.620/23 (PMCMV)
Lei 14.711/23 (Marco Legal de Garantias)
Leis Estaduais e Municipais
Normas infralegais
Investimento Imobiliário: Resolução Normativa Nº 36

https://portaldeimigracao.mj.gov.br/pt/nav-guiada/rn-36

How to buy property in Brazil as a foreigner ------- --How to buy Property in Brazil with Tourist Visa?

Sat, 05 Aug 2023 17:52:05 GMT

Yes, it is possible for an international tourist to buy an urban property in Brazil with a tourist visa.

Step A)

One valid tourist visa.
One valid passport
I n Rio de Janeiro , is need 2 Copy of passport of the page of your signature, page where have your photo, 1 Color copy, plus 1 black & withe white copy with sworn translation from your language into Portuguese, to authenticate at Documents Registry Central Office ), on Rua do Carmo , 57 - térreo (groundfloor), Centro (Downtown), Rio de Janeiro ----- Cost in 2023 : R$ 410 Brazilian Reais ( BRL) -- Can be paid in Cash or in Brazilian Card at Documents Registry Central Office ----- Phone : +552138526641 --- Website: https://www.6rtd-rj.com.br/
You will need to make a Brazilian CPF (Brazilian TAX ID ), if you don't have one, or a CNPJ for Real Estate business investment.
Marriage certificate, Divorce certificate, Widow Certificate or birth certificate with sworn translation may be will required by Notary Office.
Open 1 Brazilian bank account CDE, is a type of bank account for residents abroad, Santander bank opens this type of account for tourists, in person.

Ms. Branda can help you to open your Brazilian bank account in Santander Bank Rio de Janeiro , her mail : cassia.branda@santander.com.br

7. Criminal Record Checks
Criminal Record Certificate , Police Clearance Certificate with sworn translation from your language into Portuguese

Note : depending on situation is necessary more documents

8. Proof of income, proof of financial resources for the purchase of the property and proof of origin of the money with a sworn translation.

9. Proof of address , can be need with a sworn translation.

10. Register your Signature in the Brazilian E-notary system called E-notariado https://www.e-notariado.org.br/ in Rio de Janeiro we recommend 15º Ofício de Notas - Cartório 15 https://cartorio15.com.br/

Note: Please if you come from Countries that are party to the Hague Convention https://www.netherlandsworldwide.nl/legalisation/apostille-convention-countries , Apostille Convention bring with you or send to our office address on google maps https://maps.app.goo.gl/LTM3gEcvixq5MTDb9 in brazil all foreign documents with apostille certifies the document(s) from the last 30 days if is possible.

Step B) Hire 1 Real Estate Company

Choice one Real Estate Agent, plase ask them to show their CRECIRJ ID if is in Rio de Janeiro or their CRECI ID valid in their Brazilian City
If you want ask them to send to you the Certificate of Professional Conduct from CRECI in their City

in Portuguese is Certidão Ético-profissional , Certidão de Processo-Ético-Disciplinar with a sworn translation plus

another Certificate Certidão de Pessoa Jurídica from their CRECI, take a look also in website of their CRECI based and in JusBrasil website https://www.jusbrasil.com.br/ the company name ( their CNPJ), the name of real estate real estate agent, is to know if the person or the company are okay or made problems to their clients .

We recommend to you
professionals with more 5 years of experience plus courses in Real Estate documentation, who are in COFECI CNAI List https://www.cofeci.gov.br/avaliadores-imoveis , to help you with the search, research of the real estate documentation and transfer of ownership of the property, all clear within Brazilian law.

3. Sign the contract with the real estate agent of your choice, where all contracted services will be defined, with responsibilities and duties for the client and for the real estate agent

Note :If you do not speak Portuguese fluently , this contract must be translated by a sworn translator, ideally must be registered in a register office .

Step C) After choosing the property and all the documentation of the property and the seller was analyzed ,no problem was found by a Real Estate Agent, Notary Office who understands real estate documents, the buyer must:

Make a sworn translation of your passport from your language into Portuguese

( Cost between 60 reais up to 80 reais per page for up to 20 lines of sworn translation of documents from English to Portuguese )

2. Pay the authentication of your passport Copies with
sworn translation of your passport in Rio de Janeiro , if you buy in Rio
(it cost less than 500 reais paid in cash at the registry document office, at

Carmo Street 57, Centro, Rio de Janeiro)

Website : http://www.cerd-rj.com.br/

3. Sign the contract of promise of purchase and sale in Notary Office if you need this document to bring your money to Brazilian bank, or if dont need is possible directly sing the public deed in Notary Office personaly or can be online.

Very recommend hire a sworn translation if you don't speak Portuguese

( it costs an average up to 600 reais per hour for a sworn voice translation in Rio de Janeiro )

If is in Rio de Janeiro , we recommend the 15 Notary Office https://cartorio15.com.br/ to make the public deed of purchase and sale.

4. Pay the ITBI tax, in Rio de Janeiro today it is 3% of the value of the property

Note: Some Notary Office requiring to pay the ITBI tax before Sign the public deed in Notary Office

5 . Pay the Notary Office fee

For sure is possible ask how much they charge, before the Signature of the public deed day

6. Pay the Register of Deeds Property Office fee

I s possible ask how much they charge, before the Signature of the public deed day also

Step D ) With the bureaucracy of acquiring the property finished, the buyer must:

Please Schedule the payments for the condominium, IPTU Tax, water, electricity, fire insurance for the property directly into your Brazilian bank account
or
you can hire our company to manage the payment of bills and send us the money as we agreed in the contract.
Pay the agreed fee to the Real Estate Company hired to assist you , responsible for carry out the any orientation need on property transaction, avoiding any fraud risk, plus to do the transfer of ownership in the city hall IPTU, electricity bill, gas bill, in the fire department, in the administrator
of the condominium and property insurance against fire, against theft.

-- Fell free send your questions to us by e-mail, WhatsApp, Signal, Telegram,LinkedIn ��

Mail : ceo@imoveisavista.com

Our frequently Asked Questions https://imoveisavista.com/FAQ

Thank you for your time! ��

Como estrangeiro pode comprar imóvel urbano no Brasil com visto de turismo?

Wed, 02 Aug 2023 06:33:08 GMT

Sim, é possível um turista internacional comprar um imóvel urbano no Brasil com visto de turista.

Leia as dicas, abaixo por gentileza :

1) No entanto, há algumas coisas que você deve ter em mente antes de fazer a compra.

Você precisará de um visto de turista válido pelo período de tempo que você deseja ficar no Brasil.
Você precisará de um passaporte válido com cópia colorida e preto e branco com tradução juramentada do seu idioma para o portugues
Você precisará fazer um CPF (Cadastro de Pessoa Física) brasileiro, caso não tenha ou um CNPJ para investimento Corporate.
Certidão de casamento ou certidão de nascimento com tradução juramentada pode ser exigido.
Conta bancária CDE brasileira ,é um tipo de conta bancária para residentes no Exterior , o banco Santander abre esse tipo de conta para turistas , de forma presencial.
Certidão de antecedentes criminais negativa com tradução juramentada do seu idioma para o portugues
Você precisará de um comprovante de renda, prova de recursos financeiros para a compra do imóvel e comprovante de origem do dinheiro com tradução juramentada.
Você precisará de um comprovante de endereço com tradução juramentada .
Você precisará de um comprovante de seguro saúde.
Assinatura registrada no sistema E-notariado

2) Depois de ter todos esses documentos, você pode começar a procurar um imóvel para comprar.

Dica contrate 1 corretor de imóveis para ajudá-lo na busca, pesquisa da documentacao imobiliaria e transferencia de titularidade do imóvel, tudo claro dentro da lei brasileira, se no Rio de Janeiro recomendamos o 15 Ofício de Notas para realizar a escritura pública de compra e venda .

3)Depois de escolher o imóvel e da documentacao toda do imóvel e vendedor analisada por 1 corretor de imóveis que entenda de documentação imobiliária ,o comprador deve:

Efetuar pagamento da tradução juramentada do seu idioma para o portugues ( custa em média 400 reais por hora de tradução juramentada por voz, e 80 reais por folha até 20 linhas de tradução juramentada em documentos ingles para o portugues )
Pagar a autenticação da tradução juramentada do seu passaporte no Rio de Janeiro

( custava menos de 500 reais pagos em dinheiro no cartório )

Pagar o imposto de transmissão ITBI , no Rio de janeiro hoje é 3 % o valor do imóvel

Pagar os custos da escritura pública no Ofício de Notas

Pagar o registro da Escritura Pública de Compra e venda no Cartório do Registro de Imóveis

Com a compra do imovel realizada o comprador deve:

Pagar os honorários acordados ao corretor de imóveis que você escolheu para buscar o seu novo imóvel , contratado também para realizar a orientação, transferência de titularidade na prefeitura IPTU, conta de luz, conta de gás, nos bombeiros, na administradora do condomínio e no seguro do imóvel anti incêndio, anti furto.

Resumo:

Quando você encontrar um imóvel que deseja comprar, você precisará fazer uma oferta ao vendedor. A oferta deve ser feita por escrito e deve incluir o preço do imóvel, a forma de pagamento e a data de fechamento da compra.

Quando for aceita pelo vendedor, você precisará assinar um contrato de compra e venda idealmente no cartório 15 ofício de notas do Rio de Janeiro por questão de segurança e sempre que possível registar na matrícula do imóvel.

Depois de assinado o contrato de compra e venda em cartório presencialmente ou de forma virtual assinando com tradução juramentada via o e-notariado , você precisará pagar o imposto de transmissão ITBI, mais o preço do imóvel ao vendedor. O pagamento pode ser feito em transferência bancária.

Depois de pago o preço do imóvel,assinada a escritura pública junto na presença do seu corretor de imóveis contratado na nossa imobiliária Imóveis à vista Real Estate Investments in Brazil , do tabelião do 15 oficio de notas do Rio de Janeiro, do atual proprietário vendedor, mais o tradutor juramentado, no ofício de notas de forma presencial, digital com tradução juramentada quando o portugues nao for um idioma em que o comprador turista seja fluente, você comprador receberá a escritura do imóvel do ofício de notas geralmente em até 7 dias úteis.

Com a escritura em mãos, você poderá registrar o imóvel no cartório de registro de imóveis. O registro do imóvel é necessário para que você possa transferir a propriedade do imóvel para seu nome.

Depois de registrado o imóvel, você será o proprietário legal do imóvel. Você poderá então morar no imóvel, alugá-lo ou vendê-lo, devendo pagar sempre as contas de luz, gás, água, condomínio, os impostos IPTU, taxa dos bombeiros, seguro incêndio, seguro furto .

A matrícula do imóvel é um documento público com tradução juramentada, é o documento que prova que você é o proprietário do imóvel quando o seu nome estiver registrado como proprietário do imovel .

É importante lembrar que comprar um imóvel no Brasil com visto de turista demora, pode ser cerca de 1 ano em média quando não se tem a documentação necessária em mãos pronta do comprador, do vendedor e do imóvel

Os documentos em média atualizados pré compra tem validade de 90 dias, um kit de certidões de 1 proprietário único residente em uma cidade apenas que está vendendo um imóvel custa hoje no máximo cerca de 2500 reais e valida por 90 dias esses documentos atualizados .

Muito obrigada pela sua visita!

Sinta-se livre para nos enviar as dúvidas é um prazer te ajudar na compra do seu imóvel no Brasil ! :)

Some Steps for have Brazil Real Estate Investment Visa

Mon, 10 Apr 2023 08:29:36 GMT

The minimum investment in Real Estate requirement is currently R$1 million (approximately $250,000 USD) in Rio de Janeiro

The Brazil Real Estate Investment Visa program allows foreign investors to obtain a visa by investing in Brazilian real estate. Here are the steps to follow to obtain this type of visa:

Obtain a Brazilian tax ID number (CPF) from the Brazilian Federal Revenue Service. This can be done online or in person at a Brazilian consulate, In Brazil at our Brazilian post service #correios.
Have all documents
Find a reputable real estate agent in Brazil ( like our company has Imóveis à vista Real Estate Investments in Brazil) who can assist you with all the investment process. Make sure the agent is licensed and has a good reputation take a look on CRECIRJ website .
Obtain a Brazilian tax ID number (CPF) from the Brazilian Federal Revenue Service. This can be done online or in person at a Brazilian consulate.
In addition to the investment requirement, investors must also meet other eligibility criteria, such as being over the age of 18, having a clean criminal record, and having the financial means to support themselves and any dependents during their stay in Brazil.
Choose a property that meets the minimum investment requirement for the Real Estate Investment Visa program. The minimum investment requirement is currently R$1 million (approximately $250,000 USD) in Rio de Janeiro.
Transfer the funds for the investment to a Brazilian bank account in your name , yes is possible open 1 Brazilian bank account as a tourist,Note: Rare owners accepting Bitcoin or crypto-payments as Property Payment In Rio de Janeiro.
Pay ITBI TAX for City Hall ( 3% is payable by the acquirer on sales or transfers of real estate in Rio)
Pay and sign to Property Deeds on Notary Office , for Rio de Janeiro properties we suggest Cartorio 15 Oficio de Notas RJ ( can be virtual also), with with #SwornTranslator presence if you don't speak Brazilian Portuguese, real estate advisor presence, Notary presence ,please be sure all documents and legal and tax status of the property was cheked before signature day .
Pay and Register in the same day if is possible the public deed of purchase and sale at the registry office where the Legal title ( property Title) is registered
Change of ownership of all property bills , for sure we can help you .
Is possible Apply for the Real Estate Investment Visa at a Brazilian consulate in your home country. You will need to provide documentation of the property investment, proof of funds, and other supporting documents.
Wait for approval: The processing time for a Real Estate Investment Visa can vary, but it typically takes between six up to twelve months.
It's important to note that the Real Estate Investment Visa does not grant immediate permanent residency in Brazil for ever live in.

---It is a temporary visa that allows investors to enter and stay in the country for up to two years. However, it is renewable for an additional two-year period, and after four years, investors may apply for permanent residency.

15 .It's important to note that the Real Estate Investment Visa is just one of several visa categories available to foreign investors in Brazil. Other visa options include the Business Investor Visa and the Start-up Visa, which have different investment requirements and eligibility criteria.

16.Our Brazilian RN 36 International Real Estate Investor Visa regulation:

https://portaldeimigracao.mj.gov.br/pt/nav-guiada/rn-36

******Note : The Real Estate Investment Visa is subject to change any time by Brazil government , so it's important to check with a Brazilian consulate or a Real Estate Broker for the latest requirements and procedures.

17. Our short video on Youtube :

Step 1 Personal Document list for Property Cash Buyers in Rio de Janeiro

18. Fell free to send us 1 message with your doubts by #email, on #signal (+5521989967796 ) , #WhatsApp , #instagram , #tiktok or inbox #LinkedIn Imóveis à vista Real Estate Investments in Brazil

Email: ceo@imoveisavista.com

Our Hybrid Office address If you prefer, you can write to us by letter.

Thanks for your time !

I and My team are glad to help you any time, Yes, we even work on mostly holidays.

A hug for you ,Sincerity Ms. Mattos . WhatsApp

Spend the summer doing what you love

test@looka.com — Tue, 27 Jul 2021 08:01:53 GMT

The new season is a great reason to make and keep resolutions. Whether it’s eating right or cleaning out the garage, here are some tips for making and keeping resolutions.

Make a list

Lists are great ways to stay on track. Write down some big things you want to accomplish and some smaller things, too.

Check the list regularly

Don’t forget to check in and see how you’re doing. Just because you don’t achieve the big goals right away doesn’t mean you’re not making progress.

Reward yourself

When you succeed in achieving a goal, be it a big one or a small one, make sure to pat yourself on the back.

Think positively

Positive thinking is a major factor in success. So instead of mulling over things that didn’t go quite right, remind yourself of things that did.

Make the most of the season by following these simple guidelines

test@looka.com — Mon, 19 Jul 2021 11:12:42 GMT

The new season is a great reason to make and keep resolutions. Whether it’s eating right or cleaning out the garage, here are some tips for making and keeping resolutions.

Make a list

Lists are great ways to stay on track. Write down some big things you want to accomplish and some smaller things, too.

Check the list regularly

Don’t forget to check in and see how you’re doing. Just because you don’t achieve the big goals right away doesn’t mean you’re not making progress.

Reward yourself

When you succeed in achieving a goal, be it a big one or a small one, make sure to pat yourself on the back.

Think positively

Positive thinking is a major factor in success. So instead of mulling over things that didn’t go quite right, remind yourself of things that did.

Keep in touch with site visitors and boost loyalty

test@looka.com — Mon, 19 Jul 2021 11:12:42 GMT

There are so many good reasons to communicate with site visitors. Tell them about sales and new products or update them with tips and information.

Here are some reasons to make blogging part of your regular routine.

Blogging is an easy way to engage with site visitors

Writing a blog post is easy once you get the hang of it. Posts don’t need to be long or complicated. Just write about what you know, and do your best to write well.

Show customers your personality

When you write a blog post, you can really let your personality shine through. This can be a great tool for showing your distinct personality.

Blogging is a terrific form of communication

Blogs are a great communication tool. They tend to be longer than social media posts, which gives you plenty of space for sharing insights, handy tips and more.

It’s a great way to support and boost SEO

Search engines like sites that regularly post fresh content, and a blog is a great way of doing this. With relevant metadata for every post so search engines can find your content.

Drive traffic to your site

Every time you add a new post, people who have subscribed to it will have a reason to come back to your site. If the post is a good read, they’ll share it with others, bringing even more traffic!

Blogging is free

Maintaining a blog on your site is absolutely free. You can hire bloggers if you like or assign regularly blogging tasks to everyone in your company.

A natural way to build your brand

A blog is a wonderful way to build your brand’s distinct voice. Write about issues that are related to your industry and your customers.

Tips for writing great posts that increase your site traffic

test@looka.com — Mon, 19 Jul 2021 11:12:42 GMT

Write about something you know. If you don’t know much about a specific topic that will interest your readers, invite an expert to write about it.

Speak to your audience

You know your audience better than anyone else, so keep them in mind as you write your blog posts. Write about things they care about. If you have a company Facebook page, look here to find topics to write about

Take a few moments to plan your post

Once you have a great idea for a post, write the first draft. Some people like to start with the title and then work on the paragraphs. Other people like to start with subtitles and go from there. Choose the method that works for you.

Don’t forget to add images

Be sure to include a few high-quality images in your blog. Images break up the text and make it more readable. They can also convey emotions or ideas that are hard to put into words.

Edit carefully before posting

Once you’re happy with the text, put it aside for a day or two, and then re-read it. You’ll probably find a few things you want to add, and a couple more that you want to remove. Have a friend or colleague look it over to make sure there are no mistakes. When your post is error-free, set it up in your blog and publish.

Brazil Real Estate Investor Guide by Nina Mattos CEO, Luxury Property Advisor CRECISP 276119 S, CRECIRJ 67799 S, CRECIRS 47396 F, CNAI 13394, I

Hire Real Estate Due Dilligence before ask the property price

By Nina Mattos , owner,Brazil Real Estate Advisor,

﻿ International Realtor NAR Member ID Number (NRDS): 61244469

Personal Bahia Real Estate Agent license:

CRECIBA 35815 S

Realtor Rio de Janeiro License Number

CRECIRJ 067799 S

Real estate agent license in São Paulo

CRECISP 276119 S

Real estate agent license in Rio Grande do Sul

CRECIRS 47396 F

Brazilian Real Estate Appraiser CNAI ( Cadastro Nacional de Avaliadores Imobiliários)

COFECI - Brazilian Federal Council of Real Estate Brokers

Nº : 013394

Basic due diligence for rural properties in Brazil can save your life, time and money

By Nina Mattos CRECISP 276119 S,

CRECIRJ 67799 S, CRECIRS 47396 F, CNAI 13394

International Realtor NAR Member ID Number (NRDS): 61244469

11 years dedicated on Real Estate market in Brazil with Brazil Due Diligence

Why is Brazil Rural Property Due Diligence Essential?

Why is Rural Property Due Diligence Essential?

Fraud are very common with brazilian property tittle

Unfortunately, some Land Registry Offices (RGI - Registro de Imóveis) and some Brazilian Notary Offices perform illegal acts on property deeds, on Brazil Real Estate documents .

Here is a list of the basic initial documentation required for researching Brazil rural properties. It's important to verify some of the items on this list before visiting the properties:

Environmental Analysis:

Do you have questions?

Brazil Realtor Real Estate agency fee sugest table from CRECISP Concise English version

Real Estate Agency Fees in Brazil or Real Estate Agent Fees in Brazil:

CRECISP Suggested Real Estate Agency Fee Table

Understanding Real Estate Agency Fees in Brazil: A Look at the CRECISP Reference Table

Navigating the real estate market Brazil can be complex, and understanding the associated costs is crucial for both buyers and sellers.

The commission, known as "honorários de corretagem," is typically paid by who hired the real estate agency services .

CRECISP Suggested Real Estate Agency Fee Table

Here is a simplified table outlining the suggested commission fees for common real estate transactions as per the CRECISP guidelines:

A unique table outlining the suggested commission fees for common real estate transactions as per the CRECISP guidelines:

Suggested resume Fee Range by CRECISP

Urban Property Sale fee in Brazil

6% to 8% On the total sale value.

Rural Property Sale in Brazil

6% to 10%

On the total sale value.

Industrial Property Sale

6% to 8%

On the total sale value.

Judicial Sale

5%

On the value determined in the judicial process.

Residential & Commercial Rental

Equivalent to the first month's rent

Paid by the landlord.

Seasonal Rental (up to 90 days)

15% to 30%

On the total value of the contract.

Property Management

8% to 10%

Charged monthly on the rent value.

Sale of Real Estate Developments

4% to 6%

On the total sale value of the units.

Sale of Land Allotments

6% to 8%

On the total sale value of the lots.

Very important Considerations

Written Agreement

Negotiation

As mentioned, these are reference values. Depending on the property's value, the complexity of the sale, and the current market conditions.

Exclusivity

We prefer granting exclusivity to our work, as single real estate agency work with you or with your company for safity rasons in any real estate transactions that we enjoy

Please familiarizing yourself with the CRECISP suggested fee structure, you can enter into real estate transactions in Brazil with a clearer understanding of the expected costs, ensuring a more transparent and professional process.

You can see the original version in Portuguese on CRECISP WEBSITE

Brazil Visa Personal International travel documents checklist to Buy Property in São Paulo

Personal documents checklist to Buy Property in São Paulo

Very important legislation in Brazilian real estate market

-

How to buy property in Brazil as a foreigner ------- --How to buy Property in Brazil with Tourist Visa?

Yes, it is possible for an international tourist to buy an urban property in Brazil with a tourist visa.

7. Criminal Record Checks Criminal Record Certificate , Police Clearance Certificate with sworn translation from your language into Portuguese

8. Proof of income, proof of financial resources for the purchase of the property and proof of origin of the money with a sworn translation.

Step C) After choosing the property and all the documentation of the property and the seller was analyzed ,no problem was found by a Real Estate Agent, Notary Office who understands real estate documents, the buyer must:

International Realtor NAR Member ID Number (NRDS): 61244469

7. Criminal Record Checks
Criminal Record Certificate , Police Clearance Certificate with sworn translation from your language into Portuguese