What is a property title record (matrícula) and what is it for?

In short: The matrícula is the property’s equivalent of a “social security number” — a historical, individualized record kept at the Real Estate Registry Office (Cartório de Registro de Imóveis, or CRI) that contains everything that has ever happened to that property: who the owners are, its area, and whether there are any debts or restrictions on it. It’s the first document to request before buying, financing, or renting a property.

What’s on the title record

• Property identification: location, total and built area, boundaries with neighboring properties
• Ownership history: every transfer of ownership since the record was opened
• Active liens and encumbrances: mortgage, fiduciary guarantee (alienação fiduciária), judicial lien (penhora), usufruct, easement — any restriction is recorded here
• Annotations (averbações): construction, renovations, demolitions, changes to the owner’s marital status, subdivisions, mergers
• Title record number: a unique code at the CRI — required for any inquiry

Why the title record matters so much

In Brazil, ownership of a property only exists legally once it’s registered at the CRI. A signed purchase contract does not transfer ownership — only registering the deed on the title record does that (Civil Code, Art. 1,245). That’s why, without checking the title record, you can’t know:

• Whether the seller is actually the owner
• Whether the property has a mortgage or lien against it
• Whether there’s a usufruct holder that blocks the sale
• Whether the actual area matches what the seller stated

How to get the title record

1. Online: access the state’s e-cartório system (in Santa Catarina: e-cartório via the National Council of Justice, CNJ) with your CPF (tax ID) and the property’s details — results in minutes
2. In person: visit the relevant CRI office for the property’s area (in Florianópolis: 1st District — downtown, or 2nd District — other neighborhoods)
3. What to provide: the title record number (if known) or the property’s full address
4. Cost: between R$30 and R$60, depending on the notary office and method

For a deed or financing, banks and notary offices require a title record certificate issued less than 30 days before the transaction — request it close to the transaction date.

Title record vs. deed: an important difference

The deed (escritura) is the document that formalizes the parties’ intent to buy and sell. The title record (matrícula) is the registration of that transaction at the real estate registry. Ownership only passes to the buyer once the deed is registered on the title record — having a signed deed alone isn’t enough.

About properties in Florianópolis

Some properties on the island sit on land leased from the federal government (União, via SPU). In those cases, the title record may include notes about laudêmio — a fee paid by the seller to the SPU at each transfer. Checking this on the title record before closing any deal is especially important in Florianópolis.

Related questions

• What is a lien certificate (certidão de ônus reais), and when should I request one?
• What is a property annotation (averbação)?
• What documents are required to sell a property?
• How does the property sale process work at Regente?

Need help checking a property’s documentation? Talk to Regente.