Ukrainians can buy property in Brazil — with no legal restrictions. Brazil has received one of the largest Ukrainian communities outside Europe, established specific migration pathways after 2022, and maintains normal financial relations with Ukraine. The practical path depends on one central factor: what is the buyer’s current migration status in Brazil.
This guide was written with attention to the real context many Ukrainians face. There are two main routes — humanitarian visa and refugee status — and each one opens different paths for purchase and financing. There is also a technical solution for one of the most practical problems: civil documents issued in regions affected by the conflict.
Can a Ukrainian Buy a Property in Florianópolis? What Brazilian Law Says
Yes. The Federal Constitution guarantees the right to property for foreigners (art. 5º, XXII). The Migration Law (13.445/2017) assures the immigrant — including the person in a humanitarian situation — access to property. Ukraine is not on any GAFI or OFAC sanctions list. Due diligence by the real estate agency follows standard procedure.
Three profiles of Ukrainian buyer:
Profile A — Humanitarian Visa (Interministerial Ordinance 36/2023)
Brazil created a specific humanitarian visa for Ukrainians affected by the conflict. It grants temporary residence of 2 years, renewable. The Ukrainian with this visa:
– Can buy property with no restrictions.
– For traditional bank financing (Caixa, Itaú, Santander): access is limited without permanent visa. Most banks require CRNM of permanent residence.
– For fintechs and SCDs: some institutions work with temporary residence — lower LTV, more restrictive conditions.
– For financing with developer: possible with temporary visa, through individual analysis.
Profile B — Recognized Refugee (CONARE, Law 9.474/1997)
Ukrainian with refugee status recognized by CONARE receives permanent residence in Brazil. This status opens full access:
– Bank financing like any foreign permanent resident (LTV 80%, term 35 years).
– Issuance of CRNM.
Profile C — Ukrainian Resident Outside Brazil
Ukrainian who does not reside in Brazil is treated like any foreign non-resident:
– Cash purchase, fintechs, or developer financing.
– Real estate investor visa (property ≥ R$ 1 million): RN 36/2018, temporary visa of 4 years.
Specific Documentation: What the Ukrainian Needs to Gather for the Deed
Hague Apostille — Ukraine is a Signatory
Ukraine is a member of the Hague Convention. Ukrainian public documents can be apostilled for use in Brazil without need for consular legalization.
The Challenge of Documents in Conflict Zones
Civil registries in regions affected by the conflict may have been destroyed or become inaccessible. For this specific scenario, there is an official digital solution:
DRACS — Ukraine’s Digital Civil Registry
The DRACS (Єдиний державний реєстр актів цивільного стану) is Ukraine’s online civil registry system. It allows:
– Obtaining digital certificates of birth, marriage, and divorce.
– Access even when the physical registry office was destroyed or is in an inaccessible zone.
– Documents issued by DRACS have official validity and can be apostilled.
Ukrainian who left the country and has physical documents in hand: can apostille them in the country of current residence (Poland, Germany, Slovakia are common for the diaspora Ukrainian community).
Ukrainian Consulate in Brazil (Brasília and São Paulo): can assist with emergency documentation and issuance of travel documents for Ukrainians in Brazil.
Documents required for the deed:
- Valid Ukrainian passport (or travel document issued by the consulate)
- CPF (Cadastro de Pessoa Física)
- Apostilled birth or marriage certificate (via DRACS or physical registry office)
- Migration document (humanitarian visa protocol or refugee CRNM)
- Income proof (for financing)
Sworn Translation in Santa Catarina
Documents in Ukrainian need sworn translation for use at a notary. Certified public translators for the Ukrainian-Portuguese pair: verify availability at JUCESC (leiloeiros.jucesc.sc.gov.br/tradutores/). Ukrainian and Russian are distinct languages — confirm the document language before hiring the translator.
How to Transfer Money from Ukraine to Brazil
Ukraine Was Not Sanctioned by SWIFT. This is important information: unlike Russia (which had 7 banks removed from SWIFT in 2022), Ukrainian banks maintain normal access to the international payments system.
Ukrainian banks with active SWIFT:
– PrivatBank
– Monobank
– PUMB (First Ukrainian International Bank)
– FUIB (Перший Український Міжнародний Банк)
Practical Limitation:
Ukrainian wartime legislation may impose restrictions on remittances abroad. ⚠️ Verify current National Bank of Ukraine regulations on the date of the operation.
Most common alternative for the diaspora:
Most Ukrainians displaced by war opened accounts with European banks — in Poland, Germany, Slovakia, or other EU countries. These banks have full SWIFT access, with no restrictions. Transfers from the European account to a Brazilian bank follow the standard flow:
- SWIFT from the European bank → Brazilian bank
- Exchange contract registered at Brazil’s Central Bank
- Proof of fund origin (statements from the European account and proof of fund origin in Ukraine)
- IOF: ⚠️ 0.38% on the exchange (verify current rate)
For Ukrainian with funds in Brazil:
Ukrainian already resident in Brazil with local income — formal employment, self-employment, or earnings — can finance the purchase with BRL income, with no need for international remittance.
For comparison of brokers, total costs by channel, current IOF, and complete remittance checklist: How to Transfer Money from Abroad to Buy a Property in Brazil.
Tax Implications for the Ukrainian Buyer
ITBIITBIVer tudo → — Universal Tax
ITBI applies to any urban property purchase, regardless of nationality. In Florianópolis, the rate is 2% on the appraised or transaction value. ⚠️ Verify the current municipal rate.
No Brazil-Ukraine Tax Treaty
Brazil and Ukraine have no treaty to prevent double taxation:
– Rental income: taxed in Brazil (15% IRRF for non-resident), with no automatic credit in the Ukrainian return.
– Capital gain on sale: taxed in Brazil (15–22.5% IRRF).
Ukrainian with Permanent Residence (Recognized Refugee):
Becomes treated as a tax resident in Brazil, with obligations to file IRPF for global income above the annual exemption threshold. Consult an accountant familiar with the tax situation of refugees.
ITBI Exemption:
Some municipalities have programs for exemption or reduction for first-time home purchase. ⚠️ Check with the Florianópolis City Hall if there is a benefit applicable to recognized refugees.
What the Ukrainian Buyer Needs to Know About Florianópolis
Brazil is the Latin American country that has received the most Ukrainians after 2022. The Ukrainian community in Brazil has history predating the conflict — Paraná and Santa Catarina are home to descendants of Ukrainian immigrants from decades ago. For Ukrainians who arrived recently, Florianópolis offers quality of life, safety, urban infrastructure, and a real estate market with a variety of price ranges.
The decision between buying and renting depends on the horizon of permanence. For those in the process of defining permanent residence — through renewable humanitarian visa or CONARE process — the viability analysis should consider the timeframe for stabilizing migration status.
For the Ukrainian with permanent residence already assured (recognized refugee), property purchase is an investment decision like any other. Florianópolis’ short-term rental market offers consistent returns, and property functions as a patrimonial asset outside the context of war.
Frequently Asked Questions — Ukrainian Buyer
Can a Ukrainian with a humanitarian visa buy property in Brazil?
Yes. The humanitarian visa does not restrict the right to property. The Ukrainian can sign the deed and register the property in their name. The limitation is in access to traditional bank financing, which requires permanent visa. For cash purchase or financing directly with a developer, the humanitarian visa is sufficient.
What is the difference between humanitarian visa and refugee status for buying property?
The humanitarian visa (Interministerial Ordinance 36/2023) grants temporary residence — renewable, but without guarantee of indefinite permanence. Refugee status recognized by CONARE grants permanent residence, with CRNM and full access to the Brazilian financial system, including bank financing on the same terms as any other permanent foreign resident.
How do I obtain a Ukrainian birth certificate if the registry office in my city was destroyed?
The DRACS (Ukraine’s digital civil registry system) allows obtaining certificates even when the physical registry office was destroyed or is in an inaccessible zone. Certificates issued by DRACS have official validity and can be apostilled for use in Brazil. The Ukrainian Consulate in Brazil (Brasília or São Paulo) can also assist with emergency documentation.
Does bank transfer from Ukraine to Brazil work via SWIFT?
Yes. Ukraine was not removed from SWIFT. Banks like PrivatBank and Monobank have active SWIFT access. The limitation may come from Ukrainian wartime legislation, which can restrict remittances abroad in certain amounts. The most practical alternative for the Ukrainian diaspora is to use a European bank account — opened in transit countries — to make the SWIFT transfer.
Can a Ukrainian finance a property in Brazil?
Yes, with refugee status recognized by CONARE, which grants permanent residence. With permanent CRNM, the Ukrainian accesses financing in Brazilian banks with LTV up to 80% and terms up to 35 years. With humanitarian visa (temporary residence), the options are fintechs, developer financing, or cash purchase.
Do Ukrainian documents in Ukrainian language need translation?
Yes. Documents in Ukrainian (and Russian, which is still used in some older documents) need sworn translation for use at a notary in Brazil. Verify availability of sworn translators for the Ukrainian-Portuguese pair at JUCESC (leiloeiros.jucesc.sc.gov.br/tradutores/) in advance.
Can I buy a property in Brazil as a Ukrainian resident in Europe (not in Brazil)?
Yes. Ukrainian resident outside Brazil can buy property in cash with a passport. For bank financing, permanent residence in Brazil is required. A property above R$ 1 million generates the right to a real estate investor visa of 4 years (RN 36/2018), which can be the first step toward establishing formal residence.
Regente Imóveis and Consultation for Ukrainian Buyers
Regente Imóveis has experience in consultation for international buyers in different migration situations. For the Ukrainian buyer, the process begins with analysis of current migration status — which defines the available financing routes — and with advance verification of documents. The team coordinates articulation with certified translators, notaries, and partner immigration lawyers and, when necessary, with the Ukrainian Consulate in Brazil.
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