Can a Colombian Buy Real Estate in Florianópolis? Complete Guide 2026

Colombians can buy real estate in Florianópolis — and Brazilian law imposes no restrictions on this. The Migration Law guarantees Colombian citizens the same civil rights as Brazilians in acquiring urban real estate, with no quota, no minimum area requirement, and no prior residency requirement for the purchase itself.

Colombian immigration to Brazil has grown consistently in recent years. ⚠️ VERIFY position in OBMigra ranking — Colombians rank among the leading immigrant groups in the country, concentrated in the South and Southeast regions, with a profile combining self-employed professionals, digital nomads, and families seeking stability. Florianópolis emerges as a natural destination for this profile: tech-forward city, quality of life, expanding real estate market.

This guide covers the legal, documentary, and financial points every Colombian should know before buying. Data sources are verified. Where market variation or regulatory pending exists, we signal clearly.

Colombia and Brazil have important differences relative to Argentina — especially regarding the path to permanent residency and the absence of a double-taxation treaty. This guide addresses them directly.

Can a Colombian buy real estate in Brazil? The legal framework

Yes. The right to purchase does not depend on a residency visa, has no area limit, and is not subject to rules specific to Colombians. Brazilian law applies the same standard to any foreigner — and it is favorable.

Law 13.445/2017 (Migration Law), Article 4, Paragraph 1, guarantees migrants “on equal footing with nationals, the inviolability of the right to life, liberty, equality, security, and property.” The right to acquire urban real estate is included.

Law 5.709/71 and the restriction that does not apply

Law 5.709/1971 restricts acquisition of rural real estate by foreigners — especially in border zones and above certain area thresholds. It does not apply to urban real estate.

Florianópolis is an urban zone. Apartments, houses, and urban lots in the city fall outside the scope of Law 5.709/71 restrictions. The Colombian purchases with no land-law limitation.

Residency visa: not a prerequisite for purchase

A Colombian on a tourist visa can sign a deed of purchase and sale in Brazil. The only document from the Brazilian system needed for the deed is the CPF — and it can be obtained without a residency visa.

What immigration status affects is access to bank financing, not the right to purchase. Colombians with permanent residency access major banks with LTV up to 80%. Without permanent residency, alternatives are cash purchase, fintech lenders, and direct developer financing.

High-value real estate and residency authorization

⚠️ VERIFY — CNIG Regulatory Resolution 36/2018 provides for temporary residency authorization of 4 years for a foreigner who acquires urban real estate above a certain minimum value (estimate between R$ 700,000 and R$ 1,000,000). This is not a purchase requirement but a benefit available for high-standard properties. Confirm current value on gov.br before publishing.

MERCOSUL and residency in Brazil: what changes for the Colombian

Colombia is an Associated State of MERCOSUL, not a full member. This distinction has direct consequences for the path to permanent residency — and for access to Brazilian real estate financing.

The MERCOSUL Residency Agreement (implemented by Decree 6.975/2009) covers both Member States and Associated States. Colombia is included. This means the Colombian has access to the residency process via MERCOSUL — but with different stages than an Argentine.

The MERCOSUL process for the Colombian: step by step

1. Request temporary residency of 2 years from the Federal Police
2. Documentation: valid passport + criminal background certificate from country of origin (certified by apostille from Colombian Foreign Ministry + sworn translation) + proof of means of subsistence
3. After 2 years of temporary residency: convert to permanent residency (permanent CRNM)
4. With permanent CRNM: access to real estate financing from major Brazilian banks

⚠️ VERIFY — Confirm whether there has been an update to Colombia’s status in MERCOSUL (there were discussions about full membership since 2023–2024) on mercosur.int or gov.br/pf.

Difference relative to the Argentine

The Argentine enjoys an exclusive benefit: Decree 6.736/2009 allows him to request permanent residency directly in Brazil, without the 2 years of temporary residency. For the Colombian, the 2 years of temporary status are mandatory before permanent.

In practice, this means that a Colombian arriving in Brazil today who wants full bank financing access will need at least 2 years to complete the process. For more details on the Argentine process, see the guide for Argentine buyers in Florianópolis.

Permanent CRNM and bank financing

With permanent CRNM in hand, the Colombian accesses the banking system under the same conditions as any other foreign resident:

• Eligible banks: Itaú, Santander, Caixa Econômica Federal, Banco do Brasil, Bradesco
• LTV (Loan-to-Value): up to 80%
• Maximum term: 35 years
• Rates: same rates applied to foreign permanent residents

For complete details on real estate financing for foreigners, see the guide to financing for foreigners in Brazil.

Taxation without a treaty: what the Colombian pays

This is the most critical point for the Colombian buyer to plan in advance. There is no agreement to prevent double taxation between Brazil and Colombia — the Colombian can have tax obligations in both countries on the same income or assets.

Taxes on purchase and ownership

ITBIITBI — Imposto sobre Transmissão de Bens ImóveisImposto municipal sobre transferência onerosa de imóvel entre vivos. Em Florianópolis: alíquota de 2% sobre o valor declarado (STJ Tema 1.113).Ver tudo → (Tax on Real Property Transmission):
Mandatory for any buyer, national or foreign. In Florianópolis, the rate is 2% on the property’s assessed value. ⚠️ VERIFY current rate in 2026 in Florianópolis’s Municipal Tax Code. ITBI is paid to the City Hall before cartório registration.

IPTUIPTU — Imposto Predial e Territorial UrbanoTributo municipal anual sobre imóveis urbanos. Base de cálculo é o valor venal — quase sempre abaixo do valor de mercado — definido pela prefeitura.Ver tudo → (Urban Property and Land Tax):
Paid annually by the owner. The Colombian pays exactly as any Brazilian property owner — there is no distinction by nationality.

Taxation on rental income

Non-resident Colombian who rents real estate in Brazil: IRRF (withholding tax) of 15% on gross income, withheld by the tenant or property manager. ⚠️ VERIFY specific rate in RFB normative instruction for non-resident in force.

Colombian with fiscal domicile in Brazil: taxed on annual IRPF return as resident, with progressive rates and possibility of deducting expenses.

Capital gain on sale

Non-resident Colombian selling real estate in Brazil: IRRF of 15% to 22.5% on capital gain (difference between sale price and declared acquisition cost), per progressive schedule under Law 13.259/2016. This tax is withheld by the notary at the time of deed execution.

The absence of a double-taxation treaty

⚠️ VERIFY (confirm against official list before publishing) — the list of agreements to prevent double taxation published by the Brazilian Internal Revenue Service (Receita Federal) does not include Colombia.

What this means in practice:

The Colombian who owns real estate in Brazil may be obligated to declare this asset and the income generated to the DIAN (Dirección de Impuestos y Aduanas Nacionales), Colombia’s tax authority. How the tax already paid in Brazil is treated in the Colombian tax return depends on Colombian law — there is no automatic bilateral credit mechanism.

Recommendation: consult a Colombian tax specialist experienced in foreign assets before closing the purchase. The review should cover obligations to the DIAN, declaration of foreign assets, and treatment of Brazilian IRRF as a tax credit in Colombia.

CPF and bank account for Colombian

CPF: the essential document

The CPF is issued by Brazil’s Internal Revenue Service (Receita Federal) and is mandatory for signing any deed of purchase and sale in the country. It can be obtained without a residency visa.

How to obtain:
– In person at units of the Internal Revenue Service, Banco do Brasil, Caixa Econômica Federal, or Correios in Brazil
– At Brazilian consulates in Colombia (Bogotá, Medellín, Barranquilla) — option for those not yet in Brazil
– Documentation: valid passport + proof of address (a foreign address is accepted in the initial phase)
– Timeline: immediate issuance or up to 5 business days

⚠️ VERIFY — RFB Normative Instruction in force for foreigner’s CPF (the oldest reference is IN 1.548/2015; verify if it has been replaced).

CPF of non-resident versus resident taxpayer

CPF obtained by a non-resident Colombian works normally for signing deeds, paying taxes, and opening accounts at some fintechs. The difference lies in taxation: non-resident is taxed via IRRF (at source); resident taxpayer in Brazil files annual IRPF.

For complete details on CPF for foreigners, see the guide to CPF for foreigners buying real estate in Brazil.

Bank account in Brazil

With CRNM (temporary or permanent): all Brazilian banks — Itaú, Santander, Bradesco, Caixa, Banco do Brasil, and fintechs. Documentation: CRNM + CPF + proof of address in Brazil.

Without CRNM (non-resident with CPF): fintechs like Nubank and C6 Bank accept foreigners with passport + CPF, even without formal residency. ⚠️ VERIFY which traditional banks open checking accounts for non-resident Colombians with CPF only — conditions change frequently.

For receiving high-value remittances: the Brazilian currency exchange broker can operate directly with an account at a Brazilian bank. The exchange contract and the deed are sufficient for legal traceability — it is not necessary to have an account pre-established.

How to send money from Colombia to Brazil

Colombia has no rigid currency control. The Colombian peso (COP) is a freely convertible currency, with exchange rates supervised by the Central Bank of the Republic of Colombia. This simplifies the process compared to countries with strict controls — but there are reporting obligations the buyer should know.

The standard COP → BRL route

Step 1: Convert COP → USD at a Colombian bank or local broker authorized by the Central Bank of the Republic of Colombia.

Step 2: SWIFT transfer in USD to a currency exchange broker authorized by the Central Bank of Brazil.

Step 3: The broker converts USD → BRL and issues the exchange contract — mandatory document to trace the source of funds on the real estate deed.

Step 4: BRL deposited directly to the seller’s account, integrated into the deed process.

Costs of the operation

For transactions above USD 100,000: mandatory registration with the SCE-IED (System for Registration of Financial Operations with the Exterior — Foreign Direct Investment) of the Central Bank of Brazil.

Wise for smaller transfers

⚠️ VERIFY — Does Wise operate the COP → BRL pair? Verify availability on the platform and applicable limit. For amounts up to R$ 250,000 per transfer, Wise may be an alternative with lower cost than traditional banks. For the total value of a real estate purchase, a currency exchange broker with a formal contract is the most appropriate and legally sound route.

Currency declaration in Colombia

⚠️ VERIFY (source: Central Bank of the Republic of Colombia / Foreign Ministry) — Colombia’s Exchange Control Act regulates transfers abroad. Remittances above a certain threshold may require formal declaration in Colombia. The Colombian buyer should consult his local bank or currency consultant before initiating the remittance.

For complete comparison of brokers, remittance checklist, and current IOF: How to transfer money from abroad to buy real estate in Brazil.

Purchase process step by step

The purchase process for the Colombian follows the standard Brazilian market flow, with additional steps for apostille and currency exchange. Planning in advance avoids delays.

Step 1 — Obtain the CPF

First step before any other action. Can be done at a Brazilian consulate in Bogotá, Medellín, or Barranquilla, or at Internal Revenue Service units in Brazil. A valid passport and proof of address are sufficient.

Step 2 — Apostille of Colombian documents

Colombia has been a signatory to the Hague Apostille Convention since 01/30/1978 ⚠️ VERIFY exact date in HCCH table. The apostille authority is the Foreign Ministry (Ministerio de Relaciones Exteriores). Documents apostilled in Colombia are accepted directly in Brazil.

Documents requiring apostille:
– Birth certificate
– Marriage certificate (if applicable)
– Power of attorney (if the buyer cannot be present at deed execution)
– Criminal background certificate (for MERCOSUL residency process)

Spanish-language documents require sworn translation into Portuguese. In Santa Catarina, sworn translators registered with JUCESC provide this service.

For complete documentation: Documents required for foreigners to buy real estate in Brazil.

Step 3 — Plan the currency exchange and bank account

Define the remittance route (COP → USD → BRL) before signing any contract. For transactions above USD 100,000, begin registration with the Central Bank’s SCE-IED.

Step 4 — Offer and ITBI

Sign offer or purchase-and-sale commitment. Pay ITBI to Florianópolis City Hall (2% ⚠️ VERIFY 2026 rate) before cartório registration.

Step 5 — Deed at the cartório

Appear in person or by attorney (power of attorney must be apostilled and translated). Documents required for the deed:
– Valid passport
– Active CPF
– Exchange contract (proof of legal remittance)
– Civil documents apostilled and translated

Step 6 — Registration at the property registry

After the deed is executed: register at the Property Registry Office of the competent District Court (Comarca) of Florianópolis. Cost: cartório fees. ⚠️ VERIFY current TJSC schedule of fees for 2026.

For complete step-by-step with detailed checklist: Purchase process for real estate in Brazil for foreigners.

Florianópolis for Colombian buyers: neighborhoods and property profile

The Colombian buyer profile in Florianópolis converges around three motivations: wealth protection (diversification away from the Colombian peso), quality of life, and for digital nomads and tech professionals, the city as an operational base in a safe and well-structured environment.

Why Florianópolis attracts Colombians

Colombian instability as catalyst: political polarization since 2022, public insecurity in specific regions of the country, and Colombian peso devaluation motivate the search for wealth diversification outside Colombia. Real estate in BRL functions as an asset in a different currency — protection independent of the COP trajectory.

Colombian buyer profile in FLN:
– Self-employed professional: technology, design, digital marketing, law
– Digital nomad: works remotely for clients outside Brazil
– Economic immigrant: seeks long-term stability for self and family
– Predominant age range: 28–45 years

Estimated budget range: R$ 300,000 – R$ 600,000 (corresponding to approximately USD 52,000 – USD 105,000 at May 2026 exchange rates ⚠️ VERIFY). Higher-income business buyers can reach R$ 600,000 – R$ 1,200,000.

Neighborhoods of interest for the Colombian profile

⚠️ ESTIMATE — Granular data on Colombian concentration by neighborhood in FLN were not found in primary sources. The neighborhoods above are indicators based on identified socioeconomic profile, not official statistics.

Financing: can a Colombian finance in Brazil?

Yes — but conditions vary significantly based on immigration status. The right question is not whether the Colombian can finance, but under what conditions he can finance.

Without permanent residency

• Fintechs and Direct Credit Societies (SCDs): accept foreigners without permanent CRNM, with LTV of 50–60% and shorter terms
• Developer financing: some developers offer direct payment plans of the remaining balance without requiring a residency visa
• Cash purchase: eliminates the financing question — it is the most common scenario for Colombians bringing resources from Colombia

With permanent CRNM (after MERCOSUL process)

The path to permanent CRNM for the Colombian involves the 2 years of temporary residency required by Decree 6.975/2009. Once permanent CRNM is obtained:

• Access to major banks: Caixa Econômica Federal, Itaú, Santander, Bradesco, Banco do Brasil
• LTV: up to 80%
• Maximum term: 35 years
• Systems: SACSAC — Sistema de Amortização ConstanteSistema de Amortização Constante — cada parcela amortiza o mesmo valor do principal. Os juros caem ao longo do tempo, tornando as parcelas decrescentes.Ver tudo → or PRICE, under the same conditions as any other foreign permanent resident

Caixa financing for Colombian

Colombian with permanent CRNM can use Caixa Econômica Federal’s real estate financing — including FGTS if he has a formal employment relationship in Brazil and accumulated balance. For details: Real estate financing for foreigners in Brazil.

Frequently asked questions

Can a Colombian buy real estate in Brazil without living here?
Yes. Real estate purchase does not require prior residency in Brazil. A Colombian who has never lived in the country can acquire a property on a tourist visa. The only document from the Brazilian system required is the CPF, obtained from the Internal Revenue Service or Brazilian consulate.

Does a Colombian need special authorization to buy real estate in a beach area?
There is no special authorization by nationality. What exists are specific rules for public lands (terrenos de marinha) — which apply to any buyer, national or foreign. On this type of property, there is an incidence of laudêmio (5% on value in transmission), annual occupation fee, and leasehold rules. See the full guide at public lands and laudêmio in Florianópolis.

Can a Colombian use the MERCOSUL Agreement to live in Brazil?
Yes. Colombia is an Associated State of MERCOSUL, covered by the Residency Agreement (Decree 6.975/2009). The process: request temporary residency of 2 years from the Federal Police, with passport, apostilled criminal background certificate, and proof of means of subsistence. After 2 years, it converts to permanent residency (CRNM).

Does a Colombian pay taxes on real estate in Brazil and Colombia at the same time?
Potentially yes. There is no double-taxation agreement between Brazil and Colombia. In Brazil: 2% ITBI on purchase, annual IPTU, 15% IRRF on rental for non-resident, and 15% to 22.5% IRRF on capital gain on sale. In Colombia: the Colombian may be required to declare the foreign asset to the DIAN. Consulting a Colombian tax specialist before closing the purchase is essential.

How does the Colombian transfer money from Colombia to Brazil?
The standard route: convert Colombian pesos (COP) to dollars at a Colombian bank, transfer via SWIFT to an exchange broker authorized in Brazil, who converts to reais and issues the exchange contract — mandatory for the deed. IOF of 0.38% applies to the amount converted. For transactions above USD 100,000: mandatory registration with the Central Bank’s SCE-IED.

How does the Colombian obtain a CPF to buy real estate?
The CPF is issued by Brazil’s Internal Revenue Service. It can be obtained in person in Brazil (at Internal Revenue Service offices, Banco do Brasil, Caixa, or Correios) or at a Brazilian consulate in Colombia (Bogotá, Medellín, Barranquilla). Documentation: valid passport and proof of address. A residency visa is not required. Issuance is immediate or up to 5 business days.

Can a Colombian finance real estate in Brazil without permanent residency?
Without permanent residency, options include fintechs and SCDs (LTV 50–60%), direct payment plans with the developer, or cash purchase. With permanent CRNM (after the MERCOSUL process), the Colombian accesses major banks with LTV of up to 80% and terms of up to 35 years.

Does a Colombian who buys real estate get a residency visa in Brazil?
Brazil provides temporary residency authorization of 4 years for a foreigner who acquires urban real estate above a certain minimum value (⚠️ VERIFY current value per CNIG RN 36/2018 — estimate between R$ 700,000 and R$ 1,000,000). The residency is not automatic — it requires formal application with the Federal Police. For most Colombian buyers in the R$ 300,000–600,000 range, the most relevant path to residency is the MERCOSUL Agreement.

Regente Real Estate and Colombian buyers

Regente Real Estate has operated in Florianópolis since 1998. For the Colombian buyer, the process covers the MERCOSUL Agreement, planning the COP → BRL remittance, the absence of a double-taxation agreement, and property curation — whether for wealth protection, rental income, or family residence.

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