Argentines can buy property in Florianópolis — and on terms that other foreigners do not have. The combination of an exclusive bilateral agreement, the end of Argentina’s foreign exchange controls in 2025, and Argentina’s leadership in the ranking of foreign property buyers in the city make this a unique scenario for those who want to protect assets or establish a base in southern Brazil.
This guide brings together the legal, documentary, and financial information you need to make an informed decision. Every fact is sourced and verified. Where there is uncertainty or market variation, we signal it clearly.
Can Argentines Buy Property in Florianópolis? What the Law Says
Yes. Law 13.445/2017 (Migration Law) grants foreigners the same civil rights as Brazilians, including the right to acquire real property. There is no legal restriction preventing Argentines from buying property in Brazil — no quota, no minimum area, no prior residency requirement for the purchase itself.
What changes according to migration status is access to bank financing, not the right to purchase.
Decree 6.736/2009 — the exclusive benefit for Argentines
The Mercosur Residency Agreement (Decree 6.975/2009) already facilitates life for citizens of eight South American countries. But Argentines have an additional benefit: Decree 6.736/2009 allows them to apply for direct permanent residency in Brazil, without the mandatory two-year temporary residency stage required for others.
In practice:
- Documentation: valid passport + apostilled criminal background certificate + proof of means of subsistence
- Process: via Federal Police online
- Average timeline: ~5 months ⚠️
- Result: CRNM (National Migration Record Card) permanent
Residency and Financing: How They Connect
With the permanent CRNM in hand, the Argentine accesses the Brazilian banking system on the same terms as any 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 as those applied to foreign permanent residents
Without permanent residency, the path is cash purchase or financing via fintechs and Direct Credit Companies (SCDs), with lower LTV (50–60%). For more details on financing options for foreigners, see the complete guide to real estate financing for foreigners in Brazil.
Documentation Specific to Argentines: What You Need to Gather
Property purchase requires documentation at two points: to register for a CPF and to sign the deed.
For CPF (Individual Taxpayer Registration)
- Valid passport
- Proof of address in Brazil (or abroad, in the initial phase)
- Form from the Federal Revenue Service
For the Deed
- Valid passport
- Active CPF
- Birth certificate (apostilled)
- Marriage certificate, if applicable (apostilled + sworn translation)
- Proof of means of subsistence for the migration process
Apostille of The Hague: How It Works for Argentines
Argentina has been a signatory to the Hague Convention since 1987. There is also a bilateral Brazil-Argentina agreement in force since 04/15/2004 that simplifies recognition of public documents between the two countries.
The apostille process in Argentina:
- Take the document to the Ministerio de Relaciones Exteriores or the designated state ministry
- Request the apostille (in-person process or, in some cases, online)
- The apostilled document is valid directly in Brazil — no additional consulate recognition needed
Documents in Spanish require sworn translation to Portuguese. In Santa Catarina, sworn translators certified by JUCESC perform this service. Consult the complete documentation guide for foreigners at the guide to documents for foreigners.
How to Transfer Money from Argentina to Brazil
This is the most strategic question for the Argentine buyer in 2026 — and the scenario has changed significantly.
The End of Foreign Exchange Controls
Argentina’s foreign exchange controls — the currency restrictions that had been in effect since 2019 and severely limited dollar remittances abroad — were eliminated in April 2025 by the Milei government. ⚠️
The new regime operates with a currency band of 1,000 to 1,400 pesos per dollar. For the property buyer in Brazil, this represents a substantial shift:
Argentine with funds in USD offshore (Uruguay, USA, Europe):
– Direct SWIFT transfer to Brazilian bank
– Formal exchange contract in Brazil (mandatory for property purchase operations)
– IOF of 0.38% on the exchange
– Standard process, no obstacles
Argentine with funds in pesos in Argentina:
– ARS → USD conversion at official exchange rate (now legal, previously restricted)
– USD → BRL via Brazilian bank (second conversion)
– Operational cost of dual conversion: factor into feasibility analysis
Alternatives for Transfer
- Wire transfer via bank: most common path for high amounts
- Online Remittance, Wise: alternatives for smaller amounts, at lower cost
- Account in a third country: for those with existing financial structure in Uruguay or Europe
The exchange contract is mandatory in Brazil for property purchase operations by foreigners. The bank records the operation with the Central Bank as foreign capital inflow.
For comparison of exchange brokers, costs by channel, current IOF, and complete remittance checklist: How to Transfer Money from Abroad to Buy Property in Brazil.
Tax Implications for the Argentine Buyer
ITBI — Real Estate Transfer Tax
Mandatory for any buyer, national or foreign. In Florianópolis, the rate is 2% on the appraised value of the property. Paid at the municipal office before registration at the notary.
IPTU
Annual tax on the property. The Argentine owner pays exactly as any Brazilian property owner.
Rental Income
If the property is rented, income received by a non-resident is subject to 15% IRRF withholding tax in Brazil.
Capital Gain on Sale
On sale of the property by a non-resident foreigner: 15% to 22.5% IRRF withholding tax on the capital gain (difference between sale price and acquisition cost), withheld at source by the notary.
Obligations in Argentina
There is no tax treaty between Brazil and Argentina to avoid double taxation. The Argentine buyer should consult an Argentine tax accountant or attorney to understand how to report the property to AFIP (Federal Administration of Public Revenue). ⚠️
Why Argentines Choose Florianópolis — and What the Data Shows
Argentines are the largest group of foreign property buyers in Florianópolis in 2024–2025. This is no coincidence.
Market Numbers ⚠️
- Growth in property searches in FLN by Argentines: +28% in 2024–2025 (developer data)
- Neighborhoods with highest concentration: Jurere Internacional and Canasvieiras
- Reference price in Jurere: R$ 25,136/m² (2025) — equivalent to ~USD 4,500/m² at May 2026 exchange rate
What Drives This Demand
Asset Protection: property in BRL works as a hedge against Argentina’s historical economic instability. Buying in a currency tied to a more stable economy is a risk management decision, not just a lifestyle choice.
Favorable Exchange Rate: the real weaker against the dollar makes the square meter in FLN competitive compared to equivalent-quality destinations in Europe or North America.
Proximity and Infrastructure: Florianópolis is ~3 flight hours from Buenos Aires. The airport infrastructure, bilingual services, and an established Argentine community reduce the adaptation curve.
Quality of Life: Atlantic beaches, relative safety, gastronomy, and a high-end real estate market with growing supply in Jurere Internacional attract the high-net-worth profile.
To understand the broader market for foreign property purchases, see the complete guide to foreigners buying property in Florianópolis.
Frequently Asked Questions
Do Argentines need a visa to buy property in Brazil?
No. Property purchase does not require a visa or prior residency. Any Argentine — even a tourist — can sign a purchase deed in Brazil. A CPF is the only document from the Brazilian system required. A residency visa is relevant only for those who want to access bank financing.
What is the difference between Decree 6.736/2009 and the general Mercosur agreement?
The general Mercosur agreement (Decree 6.975/2009) grants temporary residency for 2 years, which is only later converted to permanent. Decree 6.736/2009 is exclusive to Argentines and Uruguayans: it allows direct application for permanent residency, eliminating the temporary 2-year stage.
With the end of foreign exchange controls, is it easier to bring money from Argentina?
Yes. The elimination of controls in April 2025 removes the main currency barrier. Argentines with funds in pesos can now legally convert them to dollars and remit to Brazil. Those who already held funds in USD offshore (Uruguay, Europe) did not feel the impact of controls the same way — for them, the process was always relatively straightforward.
Can an Argentine finance property through Caixa Econômica Federal?
Yes, provided they hold a permanent CRNM in Brazil. With this document, the Argentine accesses Caixa’s real estate credit on the same terms as a foreign permanent resident — LTV up to 80%, term up to 35 years, SACSACVer tudo → or PRICE amortization system.
Does the Argentine pay property tax in both Brazil and Argentina?
On the property itself, IPTUIPTUVer tudo → is paid only in Brazil. On rental income, 15% IRRF withholding tax is retained in Brazil for non-residents. The obligation to declare the property to Argentina’s AFIP and the tax treatment of that asset in Argentina depend on Argentine law — consult an Argentine tax professional. There is no tax treaty between Brazil and Argentina to prevent double taxation in effect.
Which neighborhoods in Florianópolis have the highest concentration of Argentine buyers?
Jurere Internacional and Canasvieiras concentrate the majority of acquisitions by Argentines. Jurere is the high-end market par excellence in FLN, with marina, gastronomy, and international-level services. Canasvieiras attracts a broader profile, with greater price range variety. See more about Jurere at /bairros/jurere-internacional/.
Can an Argentine buy marine land in Florianópolis?
Yes — but there are specific implications for marine land (laudemium, foreshore lease, occupation fee). This type of property has distinct legal characteristics for any buyer, national or foreign. See the complete guide at marine land and laudemium in Florianópolis.
Regente Imóveis and Argentine Buyers
Regente Imóveis has operated in Florianópolis since 1998. For Argentine buyers, the process begins with a diagnosis of migration status — temporary or permanent residency via Decree 6.736/2009 — and analysis of the payment structure in the post-control scenario. The result is a concrete feasibility proposal before any property visit.
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