Brazil

Real Estate Investor Residence

Brazil's Real Estate Investor Residence (Autorização de Residência por Investimento Imobiliário) enables foreign nationals to reside in Brazil by purchasing urban real estate with their own foreign-sourced capital. Established by Resolução Normativa No. 36/2018 and administered by the Ministry of Justice and Public Security, the program requires a minimum investment of R$1,000,000 (approximately USD 185,000) in urban property nationally, with a 30% discount to R$700,000 (approximately USD 130,000) for properties in Brazil's North and Northeast regions.

• Investment in urban real estate in Brazil meeting the minimum threshold (R$1,000,000 nationally or R$700,000 in the North/Northeast)
• Funds must be foreign-sourced capital transferred through institutions authorized by the Banco Central do Brasil
• Multiple properties may be combined to meet the minimum, but co-owners must each individually meet the threshold
• Financing is allowed only for amounts exceeding R$1,000,000 — the minimum must be fully funded with the investor's own foreign capital
• Only urban real estate qualifies (rural properties are excluded)
• Criminal background certificate from country of origin, apostilled

For completed properties:

• Property registry (matrícula) proving ownership
• Bank declaration confirming international capital transfer

For properties under construction:

• Purchase promise contract (contrato de promessa de compra e venda)
• Bank declaration confirming capital transfer
• Construction permit (alvará de construção)
• Incorporation memorial (memorial de incorporação)

General documents:

• Passport valid for 6+ months
• Birth certificate (apostilled)
• Criminal background check (apostilled)

The investor first acquires urban real estate in Brazil meeting the minimum investment threshold, using foreign-sourced capital transferred through authorized financial institutions. The residence authorization request is submitted through the MigranteWeb system to the Ministry of Justice. Processing takes up to 180 calendar days. Upon approval, the authorization is communicated to the Brazilian consulate, which issues the VITEM IX investment visa. After entering Brazil, the holder must register with the Federal Police to obtain the CRNM. Applicants already in Brazil on a valid visa can apply directly through MigranteWeb.

The initial residence authorization is granted for 4 years. After this period, it can be converted to an indefinite term by demonstrating that the real estate investment is maintained (property remains in the applicant's name) and presenting a clean criminal record. The property must remain in the investor's name for the duration of the authorization — selling it may result in loss of residence status.

The investor must remain in Brazilian territory for a minimum of 14 days, whether consecutive or intermittent, every two years from their Federal Police registration date. Failure to meet this minimal presence requirement may result in loss of residence authorization. This is one of the lightest physical presence requirements among investor visa programs.

The principal applicant's spouse, partner (including stable union), dependent children, parents, grandparents, grandchildren, and siblings can obtain derivative residence through family reunification. Dependants do not require separate investment. Their residence authorization is tied to the principal applicant's authorization. Family members must independently register with the Federal Police to obtain their own CRNM cards.

Holders become Brazilian tax residents from the date of arrival and are subject to worldwide income taxation under progressive rates from 0% to 27.5%. Rental income from Brazilian properties is taxable. Annual income tax declarations must be filed by April 30. Property owners must also pay annual IPTU (municipal property tax). Brazil has double taxation treaties with approximately 35 countries.

Holders may apply for ordinary naturalization after 4 years of continuous residence, or after 3 years if the real estate investment exceeds R$1,000,000 (reduced naturalization period for qualifying property owners).

Links

• https://portaldeimigracao.mj.gov.br/pt/nav-guiada/rn-36
• https://portaldeimigracao.mj.gov.br/pt/sistema-migranteweb-2-0

Other Digital Nomad Visas in South America