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Residence through buying urban property in Brazil

Last verified: 2026-10-27 · Status: Stable

A foreign individual who buys urban property in Brazil with own funds brought from abroad gets residence for 4 years, convertible to indefinite if the property is kept. The minimum is R$1,000,000, or R$700,000 in the North and Northeast. Several properties can be combined and off plan purchases count. Only the part above the minimum may be financed, each co owner must invest the full minimum, and the investor must spend at least 14 days in Brazil every 2 years.

USD figures use the Banco Central do Brasil PTAX selling rate of R$5.3346 per US dollar for 27 October 2026. The rate moved sharply in late October 2026 (R$5.0377 on 23 October, R$5.5007 on 26 October), so treat conversions as orientation only.

Key facts

Minimum urban property purchase for residence	1000000 BRLRN CNIg nº 36/2018 art. 2, as of 2018-10-09 · in force
Minimum in the North and Northeast (up to 30 percent lower)	700000 BRLRN CNIg nº 36/2018 art. 2 § 1, as of 2018-10-09 · in force
Initial real estate residence	4 yearsRN CNIg nº 36/2018 art. 3 § 4, as of 2021-12-09 · in force
Minimum days in Brazil every 2 years	14 daysRN CNIg nº 36/2018 art. 6, as of 2021-12-09 · in force

The rule

1. Residence may be granted to an individual who, with own funds of foreign origin, buys real estate located in an urban area for at least R$1,000,000, finished or under construction. The minimum may be up to 30 percent lower for property in the North and Northeast regions, and the investment may be proven by buying more than one property whose total reaches the minimum.
Cost to do it: Minimum R$1,000,000 (about US$187,455.48), or R$700,000 in the North and Northeast (about US$131,218.84), before transfer tax, notary and registry costs.
Example: Minimum R$1,000,000; R$700,000 in the North and Northeast. / About US$187,455.48; about US$131,218.84.Resolução Normativa CNIg nº 36 of 9 October 2018 (DOU of 21 November 2018), as amended by Resolução CNIG MJSP nº 46 of 9 December 2021 and Resolução CNIG/MJSP nº 49 of 25 June 2024, RN nº 36 arts. 1 and 2 §§ 1 and 2, 2018-10-09 official text · verified 2026-10-27

2. For a finished property the file needs the property registry certificate showing ownership free of liens and a declaration from an institution authorized or registered with the Banco Central attesting the international transfer of capital for the purchase. For property under construction it needs the registered promise of sale contract, the bank declaration of the transfer for the purchase or the down payment, the building permit and the registered development memorial.Resolução Normativa CNIg nº 36, art. 3 as worded by Resolução CNIG MJSP nº 46/2021 and Resolução CNIG/MJSP nº 49/2024, RN nº 36 art. 3, I and II, 2024-06-25 official text · verified 2026-10-27

3. Co ownership is allowed only if each co owner invested the full minimum, and financing is allowed only for the part above R$1,000,000. The Ministry may inspect on site. The residence lasts 4 years, whether requested abroad as prior residence or in Brazil.Resolução Normativa CNIg nº 36 of 9 October 2018, RN nº 36 arts. 3 §§ 1 to 4 and 4, 2021-12-09 official text · verified 2026-10-27

4. After the 4 years the residence may be changed to indefinite on proof that the investment is maintained, a copy of the migration card and criminal record certificates from where the investor lived. An investor who got less than 4 years may renew up to the time needed for the change.Resolução Normativa CNIg nº 36, art. 5 as worded by Resolução CNIG MJSP nº 46 of 9 December 2021, RN nº 36 art. 5, 2021-12-09 official text · verified 2026-10-27

5. The investor must stay in Brazil at least 14 days, consecutive or not, in each 2 year period from Federal Police registration; meeting this avoids loss of residence for more than 2 years of absence. If the presence rule is missed or the deadline for indefinite conversion is lost, a new 4 year residence may be requested if the investment is kept. Selling the property ends the basis and leads to loss of residence, and false or omitted information leads to cancellation.Resolução Normativa CNIg nº 36, arts. 6 to 6-C as worded by Resolução CNIG MJSP nº 46 of 9 December 2021, RN nº 36 arts. 6, 6-A, 6-B and 6-C, 2021-12-09 official text · verified 2026-10-27 · changed: Resolução CNIG MJSP nº 46/2021 (DOU of 8 August 2022) set the 4 year term, the 14 days every 2 years presence rule and the indefinite conversion.

Worked example

An investor buys two apartments in Fortaleza (Northeast) for R$400,000 and R$350,000, paid with funds wired from abroad. The R$750,000 total (about US$140,591.61) clears the R$700,000 Northeast floor. A R$1,200,000 house in Curitiba (South) could be financed only up to R$200,000, the part above R$1,000,000. Residence fees: R$168.13 plus R$204.77 (about US$69.90 in total).

Step by step

1. Confirm the property is urban and the region (North and Northeast floor is R$700,000).
2. Wire own funds from abroad through an authorized bank and get its declaration of the international transfer.
3. Close the purchase: deed and registration at the property registry, or registered promise of sale for off plan units (see the real estate pages for ITBI and fees).
4. Pay the processing fee and file on MigranteWeb.
5. After entry, register with the Federal Police within 90 days; spend 14 days in Brazil every 2 years; apply for the indefinite term after 4 years.

Common traps

Rural land does not qualify; the property must be urban (RN 36 art. 2).
Financing the minimum. Loans count only above R$1,000,000 (RN 36 art. 3 § 2).
Selling too early. Selling ends the basis and leads to loss of residence (RN 36 art. 6-B).
Missing the presence rule. Fewer than 14 days in a 2 year window exposes the residence to loss for absence (RN 36 art. 6).

Sources

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