Can an Italian Citizen Buy Property in Florianópolis? Complete Guide 2026

An Italian citizen can buy property in Florianópolis — without quotas, without prior authorization, and without any requirement to reside in Brazil. Law 13.445/2017 guarantees to foreigners in regular status the same civil rights as Brazilians, including the right to own urban real estate.

There is, however, a widespread misconception among descendants of Italians in southern Brazil: the idea that Italian citizenship by descent confers special rights to buy property here. It does not. This guide clarifies exactly what changes and what does not — and presents the real advantage that Italians have: a double-taxation treaty with Brazil in force since 1968, something that Argentine buyers, for example, do not possess.

Every fact has an identified source. Where there is market variation or an item subject to updates, we signal with ⚠️ VERIFY.

Can an Italian buy property in Brazil? What the law says

Yes. The right to purchase is guaranteed by Law 13.445/2017 (Migration Law), in its article 4, which assures migrants in regular status “the inviolability of the right to life, liberty, equality, security, and property” under the same conditions as Brazilian citizens. There is no quota by nationality, there is no government authorization required, and there is no requirement for minimum permanence in the country before purchase.

Law 5.709/1971, which restricts acquisition of property by foreigners, applies exclusively to rural properties and areas located in the border zone (150 km from the international border). Florianópolis is a coastal city inland in Santa Catarina, outside any border zone. For urban property in Florianópolis, Law 5.709/1971 simply does not apply.

For the general context of how foreigners buy property in Florianópolis, the complete guide on foreigners buying property in Florianópolis covers the legal landscape common to all nationalities.

Migratory status and the right to purchase

A visa is not a prerequisite for purchase. What migratory status determines is access to bank credit, not the right to ownership.

Residence visa for property owner

The Normative Resolution CNIg 36/2018 provides for authorization of temporary residence of 4 years for a foreigner who acquires urban property in Brazil with a minimum value of R$ 1,000,000 ⚠️ VERIFY current value in 2026. After meeting the requirements, the visa can be converted to permanent residence — which, in turn, grants access to conventional bank financing.

Italian citizenship and rights in Brazil: what changes (and what does not)

Italian citizenship by descent — the so-called jus sanguinis — does not confer any special benefit to buy property in Brazil. This statement needs to be stated clearly because the opposite misconception is genuine and frequent among the most relevant audience for this guide.

Santa Catarina is one of the Brazilian states with the highest concentration of descendants of Italian immigrants. Municipalities such as Urussanga, Nova Veneza, and Criciúma have deeply rooted Italian colonization. It is natural that descendants who obtained Italian citizenship — via Italian consulates in Brazil or via legal process in Italy — imagine that this recognition brings some additional ease for real estate transactions in Brazil. It does not.

What Italian citizenship does not give in Brazil

There is no bilateral agreement between Brazil and Italy that equates the Italian citizen to the Brazilian for mortgage financing purposes. Unlike what exists with Portugal — whose Equality Statute of 1971 is unique — the Italian non-resident in Brazil follows the same path as any other foreigner.

The Brazilian descendant who obtained Italian citizenship and resides in Brazil buys the property as a Brazilian citizen: active CPF, RG or driver’s license, 100% standard process. Italian citizenship is irrelevant to the transaction.

The Brazilian descendant with dual citizenship who resides in Italy is treated, before Brazilian property law, as any non-resident Italian citizen. What matters for the process is where the person lives fiscally — not which passport they carry.

What Italian citizenship really offers

Italian citizenship is a concrete and valuable inheritance. It opens free circulation in the 27 countries of the European Union, guarantees the European passport, and gives access to Italian consular services in Brazil — including CPF processing for those who do not yet have one. For buying property in Brazil, it is irrelevant. The process is the same as for any foreigner.

Practical profiles of Italian buyers

There are three distinct situations, and each has different implications:

1. Brazilian descendant with dual citizenship, resident in Brazil: buys as Brazilian. Italian citizenship: irrelevant to the transaction.
2. Descendant with dual citizenship, resident in Italy: buys as non-resident Italian in Brazil. Uses Italian passport + CPF (active Brazilian or obtained as foreigner). The double-taxation treaty applies.
3. Italian citizen without Brazilian ancestry, resident in Italy: standard case. Everything described in this guide applies in full.

Taxation: what the Italian pays on rental income and sale

The Italian has a real tax advantage over most foreign buyers in Florianópolis: the Treaty to Prevent Double Taxation between Brazil and Italy, promulgated by Decree 62,004, dated December 29, 1967, in force since 1968. Argentines, Americans, and buyers from many other countries do not have this instrument with Brazil.

The treaty determines that income from real property and capital gains on real estate are taxed in the country where the property is located — that is, in Brazil. Italy is obliged to recognize the tax paid here as a credit, preventing the Italian from paying twice on the same income.

ITBI and notarial fees — at purchase

The Italian pays the same taxes as any property buyer in Florianópolis:

• ITBIITBIVer tudo →: 2% on the assessed value of the property, paid to the Florianópolis City Hall before registration at the notary office.
• Notarial fees: Santa Catarina state fee schedule for deed and registration. Generally, 1–2% of the property value, varying according to the transaction amount.

There is no additional tax for being a foreigner. IOF applies only to the currency exchange operation (0.38% on the converted amount).

IRRF on rental — during ownership

If the property is leased, the income received by a non-resident is subject to IRRF of 15%, withheld at the source by the tenant or by the property owner’s proxy. This rate is fixed and final for the non-resident — without annual adjustment.

The Brazil-Italy treaty (article 6) determines that this income is taxed in Brazil. In Italy, the income must be declared, but the tax paid in Brazil is creditable — the Italian does not pay again on the same rental.

For the resident living fiscally in Brazil, taxation would follow the progressive rate table of 0% to 27.5% with annual adjustment. For most non-resident Italian buyers with single-property rental, the 15% withholding regime is simpler and often more advantageous.

Capital gain on sale

When the Italian sells the property, the capital gain (sale price less adjusted acquisition cost) is taxed in Brazil. The tiered rate, per RFB Normative Instruction 1,455/2014:

• 15% on gain up to R$ 5 million
• 17.5% from R$ 5 million to R$ 10 million
• 20% from R$ 10 million to R$ 30 million
• 22.5% above R$ 30 million

The tax is withheld at the source by the notary public at the time of execution of the sale deed. There is no need for the Italian to open a process at the Federal Revenue Service afterward.

The treaty (article 13) guarantees that Italy grants a corresponding credit — the Italian does not pay again on the same gain before the Italian tax authorities.

IVIE — mandatory disclosure in Italy

The Italian citizen who owns property in Brazil must declare the property to the Agenzia delle Entrate through the RW box of the Italian tax return. The IVIE also applies (Imposta sul Valore degli Immobili situati all’Estero): rate of 0.76% on the property value according to Italian criteria ⚠️ VERIFY validity in 2026. The IPTUIPTUVer tudo → paid in Brazil can be deducted from the IVIE through the treaty mechanism.

It is recommended to consult a commercialista (Italian accountant) for tax compliance on the Italian side.

CPF and bank account for the Italian citizen

The CPF is the only document in the Brazilian system indispensable for any real estate transaction. The Italian who does not yet have a CPF must obtain it before signing the deed.

How to obtain the CPF

The process is regulated by RFB Normative Instruction 1,548/2015. The necessary documentation is simple: valid passport and proof of residence abroad (Italian address).

Available channels:

• In person in Brazil: any Banco do Brasil, Caixa Econômica Federal, or Federal Revenue Service branch with an appointment. Issued immediately.
• Via Italian consulate in Brazil: Italian consulates in São Paulo, Rio de Janeiro, Curitiba, Porto Alegre, and other centers process CPF applications for Italian citizens. Timeline: days to weeks.
• Via Brazilian consulate in Italy: embassy in Rome and consulates in Milan and other posts ⚠️ VERIFY service availability at each location in 2026.

The CPF can be obtained without the Italian entering Brazil. It is possible to buy the property with a proxy: the CPF is obtained remotely via consulate and the deed is signed by proxy in Brazil. The CPF does not expire and maintains the same number even if the holder has never resided here.

For details and the complete document checklist for foreigners, see the guide on documents for foreigners to buy property in Brazil.

Bank account in Brazil

The Italian does not need a bank account in Brazil to buy the property — payment can be made directly by international wire transfer to the seller. But having an account facilitates property management, receipt of rental income, and the eventual repatriation of funds.

The Non-Resident Account (NR Account), regulated by CMN Resolution 3,568/2008, allows a non-resident foreigner to maintain an account in a Brazilian bank denominated in reais, registered as foreign capital for purposes of remitting back abroad.

Banks that historically serve non-resident Europeans: Banco do Brasil, Santander (which has a partnership with Santander Italia), and Itaú ⚠️ VERIFY availability and required documentation updated in 2026. Typical documentation includes passport, CPF, proof of residence in Italy apostilled and translated.

How to transfer euros from Italy to buy property in Florianópolis

Remittance from Italy to Brazil is direct and without regulatory friction. Italy is a member of the euro zone, the SEPA system, and SWIFT without restrictions. There is no capital control or remittance limit on the Italian side — unlike what happens with Chinese buyers (USD 50,000/year limit by SAFE) or buyers with difficulties in the SWIFT system.

A formal exchange contract with a bank authorized by the Central Bank of Brazil is mandatory in any property purchase operation by a foreigner. The Brazilian bank registers the operation as entry of foreign capital.

Wire Transfer via SWIFT — for high amounts

The most common route for property purchase is international bank transfer: Italian bank → Brazilian bank via SWIFT network.

• IOF currency exchange: 0.38% on the converted amount
• Timeline: 1–3 business days
• Italian bank cost: generally €15–50 per remittance ⚠️ VERIFY specific bank fee schedule
• Currency exchange cost in Brazil: spread of 1–3% on market rate, variable by bank

The Brazilian bank may request proof of source of funds (Italian tax return, bank statement). For very high-value operations, source documentation is more rigorous — standard AML compliance process.

Banco do Brasil Europe

Banco do Brasil operates in Frankfurt and Milan. For those who open accounts at both banks, the transfer can be simpler, with institutional exchange. It’s worth evaluating for those making multiple remittances or with banking relationships in Italy.

Wise — for smaller amounts or deposit

For deposit payment or smaller transfers during the purchase process: exchange rate close to market mid-rate, cost of 0.6–1%. Check operational limits per transfer before using for the full property amount.

For detailed comparison of currency routes, current IOF, and complete checklist for international remittance, consult the guide on how to transfer money from abroad to buy property in Brazil.

Purchase process step by step for the Italian

The purchase process for the Italian citizen follows the standard flow of the Brazilian real estate market, with special attention to apostille and translations — steps that the national buyer does not face.

Hague Apostille — Italian documents

Italy has been a signatory to the Hague Convention since 1978. The Italian apostille process is well established: court documents are apostilled by Tribunali, administrative documents by Prefetture, and some consular documents by Ministero degli Affari Esteri.

The Italian buyer has an advantage over other nationalities: there are sworn translators of Italian in Santa Catarina — the language is the second most historically spoken in the state, which ensures supply of qualified professionals ⚠️ VERIFY JUCESC list in 2026 to confirm availability.

Personal documentation for the deed

The Italian presents to the notary public office:

• Valid Italian passport (original and copy)
• Active CPF
• Apostilled birth certificate + certified translation ⚠️ VERIFY specific requirement by notary in SC
• Apostilled marriage certificate + certified translation (if married)
• Apostilled proof of residence in Italy
• Declaration of tax residence (for purposes of applying IRRF and the treaty)

The seller presents: current property registration, certificate of no liens, paid IPTU, negative certificates, and certificate of occupancy.

Purchase by power of attorney — the Italian does not need to come to Brazil

The Italian can buy the property without entering Brazil. For this:

• Execution of power of attorney at a notary office in Italy or at the Brazilian consulate in Italy
• Apostille by the competent Italian authorities
• Certified translation in Brazil

The attorney-in-fact signs the Purchase and Sale Agreement, arranges for obtaining certificates, and attends the deed execution. The power of attorney has no legal expiration date for real estate acts, but notaries generally request powers of attorney with up to 12 months of issuance.

Operational flow summary

1. Obtain CPF (via consulate, before travel or in person)
2. Sign Purchase and Sale Agreement with deposit payment
3. International transfer — formal exchange contract at the Brazilian bank
4. Obtain all property documentation (certificates, registration, IPTU)
5. Execute public deed at the notary public office
6. Collect ITBI at the Florianópolis City Hall (2% of assessed value)
7. Register the deed at the Real Property Registry Office of the district
8. Update the IPTU cadastre in the name of the new owner

For the complete breakdown of each step and the document checklist, see the complete property purchase process in Brazil for foreigners.

Best neighborhoods of Florianópolis for Italian buyers

The neighborhoods that concentrate the greatest interest from European buyers in Florianópolis are those that combine waterfront, high-end infrastructure, and cosmopolitan community. The Italian buyer, unlike the Argentine — who has a consolidated community and bilingual services in certain neighborhoods — generally finds support from local Italo-Brazilian descendants, who in many cases speak Italian or are familiar with the culture.

The square meter in Florianópolis in beach neighborhoods, at 2026 exchange rates, is competitive with that of mid-sized Italian cities (Verona, Brescia, Parma), while offering subtropical climate, quality of life, and appreciation potential in reais ⚠️ Comparative data — verify source.

Jurerê Internacional

Benchmark of the high-end market in Florianópolis. Marina, international gastronomy, gated condominiums with hotel-level services. It is the natural destination for the Italian seeking the equivalent of a high-end European second residence.

Reference price: R$ 22,000–30,000/m² ⚠️ 2025 — verify for 2026.

Lagoa da Conceição

Cosmopolitan community with lifestyle profile — surfing, gastronomy, language classes, cultural movement. Attracts Europeans of various nationalities. More accessible than Jurerê, with strong appeal for the buyer who values daily life beyond the beach.

Estimated price: R$ 12,000–20,000/m² ⚠️ VERIFY.

Ingleses do Rio Vermelho

Beaches with easy access to the airport. Interesting for the Italian who wants an apartment as a tourist rental investment, with lower entry ticket and high occupancy during peak season. More democratic price profile.

Estimated price: R$ 8,000–14,000/m² ⚠️ VERIFY.

Daniela and Cacupé

Quiet neighborhoods with waterfront facing North Bay. Attract the profile seeking privacy, preserved nature, and lower urban density — especially for those planning a long-term second residence or retirement.

Can an Italian finance property in Brazil?

Conventional bank financing requires that the foreign buyer possess permanent CRNM (National Migration Registry Card permanent). For the non-resident Italian in Brazil — whether tourist or visitor without visa — the natural path is cash purchase.

There is no equivalent for the Italian to Decree 6,736/2009 that Argentines have: no bilateral agreement allows the Italian to obtain permanent residence directly in Brazil. The standard path is temporary residence (obtained via the Federal Police), followed by conversion to permanent after 2 years — a period during which conventional bank financing is inaccessible.

Alternatives to conventional bank financing

For those who do not have or do not want to wait for permanent residence:

• Cash purchase with funds transferred from Italy (via SWIFT, BB Europe, or Wise): the most direct and common path among Italian buyers.
• Developer financing: some launches in Florianópolis offer direct installment plans with the builder, without bank credit analysis. Terms generally shorter (24–48 months) and rates higher.
• SCDs (Credit Direct Societies) and fintech mortgage lenders: operate with credit analysis less restrictive to migratory status, but with lower LTV (generally 50–60%) and rates higher than traditional banks.
• Trade: in cases of buyers with property in another country, international trade can be structured, although it is a more complex and less common operation.

What permanent residence opens

With permanent CRNM, the Italian accesses the same conditions as a resident foreigner:

• Caixa Econômica Federal, Itaú, Santander, Banco do Brasil, Bradesco
• LTV up to 80%
• Terms up to 35 years
• SACSACVer tudo → or PRICE systems

For detailed options on real estate credit for foreigners, with comparison of institutions and simulations, consult the complete guide on property financing in Brazil for foreigners.

Buying in Florianópolis with confidence

Buying property in Florianópolis as an Italian citizen is a clear, well-regulated process with no surprises for those who understand the steps. The process is the same as for any non-resident foreigner: CPF, passport, formal currency exchange transfer, and public deed. The advantage that the Italian carries — and that few other buyers have — is the double-taxation treaty with Brazil, which ensures fiscal protection on property income without double taxation.

Regente Imóveis has operated in the Florianópolis market since 1998. The process for Italian buyers includes guidance on currency transfer planning, property curation aligned to the buyer’s objective, and documentation support through registration.

Frequently asked questions

Can an Italian buy property in Florianópolis?

Yes. An Italian citizen can buy property in Florianópolis without any legal restriction based on nationality. Law 13.445/2017 guarantees to foreigners in regular status the same civil rights as Brazilians, including the right to ownership. There is no quota by nationality and there is no requirement for prior residence. Law 5.709/1971, which restricts purchase by foreigners, applies only to rural properties and border zone — not to urban property in Florianópolis. The CPF is the only document of the Brazilian system indispensable for purchase.

Does Italian citizenship by descent give any special benefit to buy property in Brazil?

No. Italian citizenship by descent (jus sanguinis) does not confer any special benefit for property purchase in Brazil. The Brazilian descendant who obtained Italian citizenship and resides in Brazil buys the property as a Brazilian citizen — Italian citizenship is irrelevant to the transaction. The descendant who resides in Italy is treated as any non-resident Italian citizen. There is no agreement between Brazil and Italy that equates the Italian to the Brazilian for mortgage financing purposes, unlike what exists with Portugal.

Is there a treaty between Brazil and Italy that affects property taxation?

Yes. Decree 62,004/1967 promulgated the Convention to Prevent Double Taxation between Brazil and Italy, in force since 1968. For the Italian buyer: rental income is taxed only in Brazil (15% IRRF for non-resident), with credit in Italy. Capital gain on sale is taxed only in Brazil (15%–22.5% withheld by the notary), with credit in Italy. The treaty prevents the Italian from paying taxes twice on the same income.

How do I transfer money from Italy to buy property in Florianópolis?

Remittance from Italy to Brazil is direct, without restrictions — Italy has no capital controls. The main routes are: wire transfer via SWIFT (Italian bank to Brazilian bank, with formal exchange contract in Brazil, IOF of 0.38%); Banco do Brasil Europe for those with accounts at both banks; Wise for smaller amounts. Proof of source of funds may be requested by the Brazilian bank for high-value operations.

Does an Italian need a visa to buy property in Brazil?

No. Property purchase does not require a visa or prior residence. Any Italian citizen — including a tourist — can sign a property purchase and sale deed in Brazil. The CPF is the only document of the Brazilian system necessary. Residence visa is relevant only for those who want to access bank financing. Normative Resolution 36/2018 provides for temporary residence visa of 4 years for those who buy urban property of minimum value R$ 1,000,000.

What tax does an Italian pay when buying property in Florianópolis?

At purchase: ITBI of 2% on the assessed value of the property (paid to the Florianópolis City Hall) and notarial fees (around 1–2% of the property value). There is no additional tax for being a foreigner. If the property is leased: IRRF of 15% on rental (for non-resident), withheld at source. On sale: IRRF of 15% to 22.5% on capital gain, withheld by the notary. The Brazil-Italy treaty guarantees tax credit in Italy to prevent double taxation.

Does an Italian descendant with dual citizenship (Brazilian and Italian) need special procedure to buy property in Florianópolis?

It depends on tax residence. If resident in Brazil: buys as a Brazilian citizen, 100% standard process. If resident in Italy: is treated as non-resident Italian in Brazil — needs CPF (if not already active, obtains as foreigner), presents Italian passport, the Brazil-Italy double-taxation treaty applies. Italian citizenship by itself does not change the process; what matters is where the person lives fiscally.

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