Buying property in Rio while living abroad

Living abroad does not stop anyone from buying property in Rio — to come back one day, to keep family close or to earn an income in reais. Almost everything can be done without travelling. This guide is for Brazilians who live abroad and also for foreign nationals, who can buy urban property in Brazil with the same rights.

If you are Brazilian and live abroad

• CPF: you already have one. Just check that it is in good standing on the Receita Federal website — an irregular CPF holds up the deed.
• Power of attorney: it can be drawn up at the Brazilian consulate in your city and, in many cases, by video call through e-Notariado, the Brazilian notaries’ online platform.
• Workers’ fund: if you have an FGTS balance from when you worked in Brazil, you may in some cases use it towards the purchase, under the fund’s rules and the buyer’s eligibility. Check beforehand.
• Tax residency: if you filed the Declaration of Definitive Departure, the tax authority treats you as a non-resident — which changes how rental income and sale proceeds are taxed. Speak to your accountant.

If you are a foreign national

No visa or residency is required. The first step is a CPF tax number, free of charge, through the Brazilian consulate in your country or, in some cases, online. The power of attorney can be done at the consulate or at a notary in your country, with a Hague apostille and a sworn translation into Portuguese.

The route, for both

1. Choose: floor plans, photos, maps, construction stage and terms are sent over WhatsApp, in Portuguese, English or Spanish.
2. Offer: once you pick a unit, the offer is formalised with the developer.
3. Signing: in person when you are in Brazil, or by the person named in your power of attorney.
4. Transfer: funds enter Brazil through an authorised bank or foreign exchange broker, under a foreign exchange contract. Keep that contract: it proves where the money came from when you later sell and send the proceeds back.

How payment works

For off-plan or under-construction properties, the down payment is usually spread over the construction period and the balance is paid at key handover. Some Brazilian banks offer financing for Brazilians living abroad, always subject to credit review and approval; for foreign nationals, financing in Brazil is more limited and buyers usually pay with their own funds. Terms for each development are confirmed case by case.

Costs and taxes

• On purchase: ITBI (municipal property transfer tax), deed and registry fees.
• Every year: IPTU (municipal property tax) and condominium fees.
• On rental income: rent from property in Brazil is taxed in Brazil.
• On sale: capital gains are taxed as well.

Rates and rules depend on the city, your tax status and the laws of the country where you live. Before closing, check with a lawyer and an accountant — in Brazil and, where relevant, where you live.

Renting it out while you are away

If you are not moving back yet, the property can earn rent in the meantime. Long-term letting works in any building; short-stay letting depends on what the condominium bylaws allow — read the draft before buying with that plan.

This guide is for information only and is not legal or tax advice.