What documents are required to buy a property?

Short answer: To buy a property you’ll need personal documents, the property’s documents, and negative certificates for the seller. The list varies depending on whether you’re paying in cash or financing, but the core requirements are always the same.

Buyer’s documents

• ID (RG) and CPF (or driver’s license, CNH)
• Updated marital status certificate (birth, marriage, or common-law partnership deed)
• Recent proof of address
• Proof of income (pay stubs, income tax return, or bank statements)
• If married: spouse’s documents and, if applicable, a prenuptial agreement

For bank financing, the bank may require additional documents: FGTS (Brazil’s severance indemnity fund) statement, work record booklet, full income tax return, and proof of income for recent months.

Property documents

• Updated title certificate (matrícula) — issued by the Real Estate Registry Office; shows the ownership history and any liens on the property
• Paid-up property tax (IPTU) — municipal debt clearance certificate
• Occupancy permit (habite-se) — required for any built property; confirms the construction was approved by the city
• Approved floor plan — for built properties, confirms compliance with the Urban Planning Department
• Certificate of encumbrances (ônus reais) — confirms the property isn’t mortgaged or under lien

Seller’s certificates (individual)

• Federal tax clearance certificate (Receita Federal, Brazil’s federal tax authority)
• State tax clearance certificate
• Clearance certificate for federal and state court cases
• Clearance certificate for protested debts
• Labor debt clearance certificate

Certificates specific to Santa Catarina / Florianópolis

In Florianópolis, since it’s an island with a history of federal land holdings, the notary office may require:

• SPU certificate (Secretariat of Union Assets) — confirms the property isn’t part of federal land holdings
• Municipal SEF certificate — confirms the property isn’t part of municipal public land
• Environmental assessment (FATMA or the relevant agency) — for properties in areas of environmental interest or protection

How it works in practice in Florianópolis

1. Sign the purchase and sale agreement or the preliminary purchase and sale agreement.
2. Gather all the documents above at least 15 days before the deed is executed.
3. Pay ITBI before registering at the notary office.
4. Take the deed to the Real Estate Registry Office for the property’s location to complete registration — only after registration are you legally the owner.

At Regente, the Sales Manager follows this entire process, guiding you on each document and the timeline for each step.

Related questions

• What is ITBI, and who pays it?
• What’s the difference between a deed and a purchase and sale agreement?
• What is an occupancy permit (habite-se), and when is it required?

Questions about the paperwork? Talk to a Regente agent.