Residency · Brazil

Brazil residency through real estate investment

Sources checked on October 29, 2026 · Antológica, buyer's agent in Curitiba (CRECI/PR J11051)

Short answer

Yes: Brazil gives a 4-year residence permit, then an indefinite one, to a foreigner who invests at least R$ 1,000,000 of their own money from abroad in urban property (R$ 700,000 in the North and Northeast). Built or off-plan properties count, several can be added up, and only the part above R$ 1 million can be financed.

General information, not legal advice. Immigration rules and fees change; have an immigration lawyer review your case before you buy for this purpose.

The rule: what qualifies

The permit comes from Normative Resolution 36/2018 of Brazil's National Immigration Council, amended in 2021 and in 2024. Brazil does not call it a golden visa; you will also see it called the investor visa, or by its old name, VIPER.

Point	What the rule says
Minimum	R$ 1,000,000 in urban property. In the North and Northeast, up to 30% less (about R$ 700,000). Curitiba, in the South, needs R$ 1,000,000.
Money	Your own funds, of foreign origin, brought in through a bank or an institution authorized by the Central Bank.
Property	Built or under construction. Several properties can be added up to reach the minimum.
Financing	Only the part above R$ 1,000,000 can be financed.
Co-ownership	Counts only if each co-owner invested the full minimum.
Duration	4 years, then convertible to an indefinite term if you keep the investment.
Presence	At least 14 days in Brazil in every 2-year period.

Source: RN CNIg 36/2018, with Resolutions 46/2021 and 49/2024.

The documents

Finished property: the registry certificate showing you as the owner, free of liens, and a declaration from the bank that received the transfer from abroad.
Off-plan: the registered promise-of-sale contract, the bank's declaration (it may cover the payments made so far), the building permit and the development's registered memorial (memorial de incorporação).
The general documents of the application: passport, criminal-record certificates and the forms of the Ministry of Justice.

How to apply

Buy the property and keep the bank's records of the money coming in.
Apply online in MigranteWeb, the Ministry of Justice system. The processing fee was R$ 168.13 when we checked.
From abroad, the approval leads to a temporary visa at a Brazilian consulate. Already in Brazil, you apply directly.
Within 90 days of arriving, register with the Federal Police and get your ID card (R$ 204.77 when we checked).
Before the 4 years end, ask for the indefinite term, proving that you still hold the investment.

Residence and taxes

Living in Brazil changes your tax position. A foreigner with a residence permit becomes a Brazilian tax resident after 184 days in Brazil within 12 months, and from then on declares worldwide income in Brazil. Plan this with an accountant before you move.

From a Mercosur country? There is a simpler route

Nationals of Argentina, Bolivia, Chile, Colombia, Ecuador, Paraguay, Peru and Uruguay can get residence in Brazil without any investment, under the Mercosur Residence Agreement: a 2-year temporary residence, then an indefinite one. Uruguayans get permanent residence directly. For them, buying property is a choice, not a requirement.

Curitiba properties at the R$ 1 million level

In high-end Curitiba, a single apartment can meet the minimum. The developments below, from our catalogue, have units with a list price of R$ 1 million or more. Before you sign, have a lawyer confirm that the purchase, as structured, fits the resolution.

160 developments in our Curitiba catalogue have units with a list price of R$ 1 million or more. Some of them:

See all apartments for sale

Frequently asked questions

Does Brazil have a golden visa?

Not by that name, but Brazil grants residence to foreigners who invest in real estate: at least R$ 1,000,000 in urban property (R$ 700,000 in the North and Northeast), under Normative Resolution 36/2018. The permit lasts 4 years and can become indefinite.

How much do I need to invest in Brazilian real estate for residency?

R$ 1,000,000 in urban property in most of Brazil, including Curitiba; up to 30% less in the North and Northeast. The money must be your own and come from abroad, and only the part above R$ 1 million can be financed.

Can I buy off-plan and still qualify?

Yes. Properties under construction count, with the registered promise-of-sale contract, the bank's declaration, the building permit and the development's registered memorial.

Do I have to live in Brazil to keep the permit?

No, but you must spend at least 14 days in Brazil in every 2-year period and keep the investment.

Can foreigners buy property in Brazil without residency?

Yes. Residency is not needed to buy urban property; a CPF, Brazil's taxpayer number, is. The residence permit is an option for those who also want to live in Brazil.

Questions about your case? We answer in English, and you pay us nothing: the developer or the seller pays the commission.

Talk to us on WhatsApp

Prefer email or a video call? Send us a message

Official sources

Each rule above was checked against these primary sources on the date at the top of the page.