French citizens can buy property in Brazil with no legal restrictions whatsoever—and they have a concrete tax advantage that most European buyers do not possess: Decree 70.506/1972, which formalizes the double-taxation-avoidance convention between Brazil and France and remains in full force in 2026.
This treaty is the distinguishing point for the French buyer. Portugal lost its tax agreement with Brazil in July 2023. The United States never had an equivalent. France maintains its treaty—and it has direct impact on the taxation of rental income and capital gains for anyone who acquires property in Brazil.
Florianópolis, in turn, hosts one of Brazil’s largest French communities. Lagoa da Conceição, Campeche, and Jurerê Internacional absorb a significant portion of demand from European buyers seeking quality of life at a fraction of the cost of the French Riviera.
This guide presents the complete technical path: legal basis, tax treaty, French tax declaration obligations, documentation, exchange rate mechanics, purchase process, and financing—everything a French citizen needs to know before signing a deed in Florianópolis.
Can French Citizens Buy Property in Brazil?
Yes, with no restrictions for urban properties. Brazilian law does not distinguish between nationalities in guaranteeing the right to property. Two statutory provisions sustain this rule:
- Federal Constitution, Article 5, Item XXII: guarantees the right to property without distinction of nationality for natural persons.
- Law 13.445/2017 (Migration Law), Article 4, Item IX: assures the immigrant access to private property in Brazil under the same conditions as a Brazilian citizen.
The only relevant limitation involves rural properties and border-zone properties (150 km from land border), regulated by Law 5.709/1971. For urban properties in Florianópolis, this restriction does not apply.
Migration status and impact on credit access
Migration status does not determine the right to buy—it determines access to bank financing.
| Situation | Practical Impact |
|---|---|
| French citizen with CRNM (permanent residency) | Access to all banks (Itaú, Santander, Caixa, BB, Bradesco); LTV up to 80%; terms up to 35 years |
| French citizen with no residency in Brazil | Cash purchase, or financing via fintechs/SCDs (LTV 50–60%) or directly with developer |
| Property ≥ R$ 1M in urban area (SC) | Generates right to temporary residency visa for 4 years under Normative Ruling 36/2018 |
French passport in Brazil
The French passport grants access to Brazil for 90 days without a visa under tourist status. During this period, it is possible to visit properties, sign contracts, and formalize the deed with the support of a proxy (procurador). The purchase of property itself does not require a special visa.
The Brazil-France Tax Treaty: the tax protection the Portuguese no longer have (Decree 70.506/1972)
This is the central differentiator for the French buyer—and it is worth understanding it with precision.
The Convention to Avoid Double Taxation and Prevent Tax Evasion was concluded between Brazil and France in Brasília in September 1971 and promulgated by Decree No. 70.506 of May 12, 1972. In May 2026, it is in full force—neither party has denounced the agreement.
The comparison is relevant: the Brazil-Portugal agreement was denounced by the Brazilian government in July 2023 and terminated. The United States never concluded an equivalent treaty. France maintains its treaty intact.
What the treaty covers for the property owner
Article VI—Real property income (rental)
The state where the property is located has priority in taxation. For a property in Brazil: rental income is taxed via IRRF withheld at source by the property manager. ⚠️ VERIFY current withholding rate—historically 15% for non-residents (Receita Federal, Question 201). The tax paid in Brazil is creditable against the French income tax return, per Article XXII of the treaty.
Article XIII—Capital gains (property sale)
Capital gain on sale of property located in Brazil is taxed in Brazil via progressive IRRF. ⚠️ VERIFY current schedule—historically: up to R$ 5M: 15%; R$ 5M to R$ 10M: 17.5%; R$ 10M to R$ 30M: 20%; above R$ 30M: 22.5%. The tax paid in Brazil is fully creditable against the French return.
Practical treaty summary
| Income Type | Brazil Tax | Credit in France |
|---|---|---|
| Rental income | IRRF (⚠️ verify rate) | Yes—creditable against French return |
| Capital gain on sale | Progressive IRRF (⚠️ verify schedule) | Yes—creditable against French return |
| Dividends (purchase via company) | IRRF up to 15% | Yes—avoir fiscal |
In practice: the French buyer pays tax in Brazil and deducts that amount from what is owed to the Direction Générale des Finances Publiques (DGFiP). The same income is not taxed twice.
Important note: Decree 70.506/1972 was concluded before IFI was created (2018). The treaty’s applicability to IFI is a gray area—see the next section.
IFI and French tax declarations for those buying property abroad
Every tax resident in France with property abroad has tax declaration obligations to the DGFiP. The French buyer must be aware of three of them.
Form 3916—foreign bank account
Opening or maintaining a bank account in Brazil must be declared to the French tax authority along with the annual income tax return. The form is 3916 / 3916-bis (Déclaration par un résident d’un compte ouvert à l’étranger). Omission is subject to a penalty of €1,500 per undeclared account—reduced for Brazil, which has an administrative assistance agreement with France.
Forms 2047 and 2042—rental income
Rental income received in Brazil must be declared in France as foreign-source income. The primary form is 2047 (rendements de source étrangère), complemented by 2042 (déclaration principale). Tax paid in Brazil is deducted per Article XXII of Decree 70.506/1972.
IFI—Impôt sur la Fortune Immobilière ⚠️
The IFI is an annual tax on net real property wealth for tax residents in France, created in 2018 as a replacement for the ISF.
Applicability threshold: net real property wealth exceeding €1.3 million as of January 1 of each year.
Property in Brazil in IFI base: If the taxpayer is a tax resident in France, properties located abroad—including Brazil—enter the IFI tax base, valued at market value as of January 1. Exception: someone who established residency in France after 5 full years of non-residency may exclude foreign properties from the base for 5 years (régime impatriés).
Progressive IFI bracket structure 2026 (⚠️ VERIFY at impots.gouv.fr before publishing):
| Net Wealth Bracket | Rate |
|---|---|
| Up to €800,000 | 0% |
| €800,001 to €1,300,000 | 0.50% |
| €1,300,001 to €2,570,000 | 0.70% |
| €2,570,001 to €5,000,000 | 1% |
| €5,000,001 to €10,000,000 | 1.25% |
| Above €10,000,000 | 1.50% |
Gray area: the 1972 treaty and IFI
Decree 70.506/1972 was concluded before IFI was created. There is no treaty provision specifically covering this tax. ⚠️ VERIFY with a specialist: the legal basis for foreign tax credit against IFI is more limited than for income tax. It is recommended to consult an avocat fiscaliste specializing in Franco-Brazilian matters before structuring the purchase, especially if total real property wealth (France + abroad) approaches €1.3M.
The form for declaring IFI is 2042-IFI, filed together with the annual income tax return.
CPF, bank account, and visa for French citizens in Brazil
Without a CPF, there is no deed. This is the practical step that must be resolved before any other stage.
CPF for French citizen
The CPF (Cadastro de Pessoas Físicas) can be obtained via three routes:
- Brazilian consulates in France: Paris, Marseille, Lyon, and Bordeaux perform in-person registration by appointment via the e-consular system. Free. ⚠️ Confirm availability of the service at each post.
- In Brazil: At any Post Office branch (paid service) or at Receita Federal during a visit to the country.
- Online via gov.br: ⚠️ Verify availability for non-residents before recommending this route.
Required documents: valid passport, proof of residence in France, and FCPF form.
Bank account in Brazil for non-resident
Joint Resolution BCB/CVM No. 13/2024 created the Non-Resident Account (CNR), a 100% digital product with opening within 2 business days. Documentation: passport + proof of residence in France + CPF.
⚠️ VERIFY updated list of banks: BTG Pactual and Banco Rendimento are referenced as CNR providers. Traditional retail banks (Itaú, Bradesco, Caixa, BB) generally do not offer this product to non-resident foreign nationals.
The CNR account allows receipt of rental income from the property in Brazil, payment of 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 → (annual property tax) and HOA fees, and facilitates repatriation of earnings to France.
Visa
French citizens do not need a visa to buy property in Brazil. The French passport grants access for 90 days as a tourist—sufficient to visit the property, sign contracts, and execute a power of attorney. For a buyer who cannot be present at the deed signing, a power of attorney granted at Brazilian consulates in France resolves the issue.
Exchange rate EUR→BRL: how to transfer from France to Brazil
France faces no international financial restrictions. Wire transfers from French banks to Brazil via SWIFT function normally.
Standard process
- SWIFT wire transfer from French bank to bank or foreign exchange broker authorized by BCB in Brazil.
- EUR to BRL conversion by the Brazilian financial institution.
- Foreign exchange contract registration with Central Bank—mandatory step for remittances destined for property purchase.
- IOF (Imposto sobre Operações de Câmbio—tax on exchange operations): ⚠️ VERIFY current rate—there were changes in May 2025 (Decree 12.466/2025). Consult Decree 6.306/2007 schedule and updates before publishing.
Available channels for French citizens
| Channel | Profile | Point of Attention |
|---|---|---|
| Wise | Amounts up to ~R$ 400–500k | Rate close to commercial; familiar platform for Europeans; ⚠️ verify current BRL limit |
| Remessa Online | Amounts up to R$ 1M per transaction | Brazilian platform regulated by BCB; competitive spread |
| French bank (BNP Paribas, Société Générale, Crédit Agricole, BPCE) | Any amount | Direct SWIFT; integrated documentation; negotiable spread for large amounts |
| Brazilian currency broker | Amounts above R$ 1M | Trading desk; greater spread negotiation margin |
Proof of funds source
The BCB and Brazilian financial institutions require proof of fund origin. Accepted documents: bank statements from the last 3–6 months, avis d’imposition (French income tax return), proof of property sale in France, or employment contract with proof of salary.
For complete comparison of channels, costs, and wire transfer checklist: see guide on transferring from abroad to buy property in Brazil.
Purchase process step by step for French citizen
The process follows the same flow applied to any foreign buyer in Brazil, with one specific detail: French documents require apostille and sworn translation before they have validity in a notary office.
Personal documentation for the deed
| Document | Treatment for Use in Brazil |
|---|---|
| Valid passport | Certified copy; no apostille if presented in person |
| CPF | Obtained via consulate or in Brazil |
| Birth certificate | Apostille + sworn translation |
| Marriage certificate (if married) | Apostille + sworn translation |
| Proof of residence in France | Apostille recommended + sworn translation |
| Proof of income | Avis d’imposition + statements + apostille + sworn translation (for financing) |
| Power of attorney (if absent from deed signing) | Executed before French notary + apostille + sworn translation |
Hague Apostille—2025 update
France has been a signatory to the Apostille Convention since 1965. Important update: as of May 1, 2025, French notaries began issuing apostilles for notarial acts (powers of attorney, deeds), replacing courts of appeal. For civil-status acts (birth and marriage certificates), ⚠️ verify the competent authority after the reform at service-public.gouv.fr.
Documents apostilled in French require sworn translation for use in a notary office in Brazil. Sworn public translators for the French-Portuguese pair in Santa Catarina are registered with JUCESC.
The purchase steps
- Obtain CPF via consulate or in Brazil
- Identify the property and request legal analysis of the registration (liens, irregularities, pending issues)
- Offer and Purchase Agreement (with passport + CPF; power of attorney if necessary)
- Transfer of funds via SWIFT EUR→BRL with exchange contract registered at BCB
- Complete due diligence—seller’s negative certificates, tax and documentary regularization of the property
- Public deed executed before a notary office (with apostilled documents and sworn translations)
- Registration with the Real Property Registry—definitive title to ownership
- ITBI paid to the City of Florianópolis: 2% of appraised or transaction value, whichever is greater ⚠️ verify current rate at pmf.sc.gov.br
Estimated total transaction cost (beyond property price): 4–6% (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 → + deed + registration + translation/apostille + exchange). ⚠️ VERIFY current SC notary fees schedule.
Florianópolis from the French buyer’s perspective: Lagoa da Conceição and comparative cost
The French buyer arrives in Florianópolis with a very specific price reference: the French Riviera. Biarritz, Nice, Saint-Jean-de-Luz, Juan-les-Pins—markets where an apartment with sea view of 80–100 m² starts at €600,000 and easily exceeds €900,000.
In Florianópolis, the same product profile—mid-to-high-end apartment with ocean or lagoon view, 2 to 3 bedrooms—can be found between R$ 1.5M and R$ 3M. At current exchange rates, that represents approximately €280,000 to €560,000. ⚠️ Always convert using current EUR/BRL rate at time of publication. The difference is 30 to 40% of the French equivalent in terms of perceived quality.
Lagoa da Conceição: hub of the French community
Lagoa da Conceição is the primary concentration point for European expats in Florianópolis—and the area with the highest density of French residents. The combination of natural features (lagoon, dunes, Joaquina Beach), international restaurants, coworking spaces, and nightlife creates an environment that directly engages the French buyer profile: technology professionals, startups, sports, and lifestyle.
The supply of new land in the region is limited—a factor that sustains consistent appreciation. ⚠️ Verify appreciation data with local real estate sources before publishing figures.
Neighborhoods and product profiles
- Lagoa da Conceição: High-end product with seasonal rental liquidity; preference of French tech and lifestyle expats.
- Campeche: Surf and digital nomad culture; quieter profile; studios and kitchenettes with good ticket-to-seasonal-return ratio.
- Jurerê Internacional: Luxury standard; average price around R$ 25,000/m² (⚠️ verify 2025 data); French buyers with budget above €500k.
Florianópolis market data
The Florianópolis real estate market recorded in the first quarter of 2025:
– 1,942 units sold—97% increase over the same 2024 period
– VGV of R$ 1.6 billion—67.2% increase
– Average price: ~R$ 12,420/m² (⚠️ general average; high-end products trade above this)
Florianópolis was declared National Capital of Startups in September 2024 (presidential decree)—data that reinforces the narrative of an international quality-of-life destination, beyond the real estate argument alone.
Summer season and rental return
The Southern Hemisphere summer season (December–March) concentrates high demand for short-term vacation rentals. For the French buyer with the active double-taxation-avoidance treaty, rental income is taxed in Brazil (IRRF) and credited in France—without double taxation. ⚠️ Yield/return data: verify local real estate sources before publishing figures.
Financing: options for the French buyer
Access to traditional bank financing in Brazil is conditioned on permanent residency visa. For those who do not yet have this status, alternative routes exist.
With permanent residency (CRNM)
French citizens with CRNM have full access to the Brazilian banking system: Itaú, Santander, Caixa Econômica Federal, Bradesco, and Banco do Brasil. Conditions equivalent to those of any foreign permanent resident: LTV up to 80%, terms up to 35 years, interest rates per SELIC and applicant credit profile.
Without residency in Brazil
For the French citizen without permanent residency, available routes are:
1. Cash purchase via SWIFT wire transfer
The most direct path. EUR converted to BRL with exchange contract registered at BCB. No dependence on Brazilian credit approval.
2. Fintechs and SCDs (Sociedades de Crédito Direto—Direct Credit Companies)
Some non-bank financial institutions have greater tolerance for non-residents. More restrictive LTV: 50–60%. ⚠️ VERIFY current conditions and available institutions.
3. Financing directly with developer (off-plan)
For properties under construction: installments during construction directly with the developer. Each installment is paid via SWIFT with BCB registration. Purchase agreement signed with passport.
Real estate investor visa as a path to financing
Property ≥ R$ 1M in urban area in Santa Catarina enables application for temporary residency visa under Normative Ruling 36/2018. With temporary residency in hand, the path to permanent residency—and to full bank financing—opens.
The trajectory: cash purchase → temporary residency (4 years) → permanent residency → access to traditional banks for a potential second property.
Frequently Asked Questions
Can French citizens buy property in Brazil with no restrictions?
Yes. The Federal Constitution and Migration Law (Law 13.445/2017) guarantee property ownership to foreigners without distinction of nationality. The only limitation involves rural and border-zone properties—does not apply to Florianópolis.
Is the Brazil-France double-taxation-avoidance treaty still in force in 2026?
Yes. Decree 70.506/1972 remains active. The Brazil-Portugal agreement was terminated in 2023. The Brazil-France agreement has not been denounced and remains in full force.
Does a French citizen need to declare the property in Brazil to French tax authorities?
Yes. There are three obligations: declare the bank account in Brazil (Form 3916), declare rental income (Form 2047 + 2042), and include the property in the IFI base if net real property wealth exceeds €1.3M (Form 2042-IFI).
What is IFI and how does it affect someone with property in Brazil?
The IFI (Impôt sur la Fortune Immobilière) is an annual tax on net real property wealth for tax residents in France. Properties abroad, including Brazil, enter the tax base if the total exceeds €1.3M. Decree 70.506/1972 does not specifically cover IFI—⚠️ consult a specialist to verify whether any credit mechanism applies.
How do French document apostilles work?
France is a signatory to the Hague Convention. As of May 2025, French notaries issue apostilles for notarial acts. After apostille, French documents require sworn translation for use in a notary office in Brazil. Sworn translators for the French-Portuguese pair are registered with JUCESC (SC).
What is the total cost for a French citizen to buy property in Florianópolis?
Beyond the property price: ITBI of 2%, public deed notary fees and registration, sworn translation + apostille of documents, and IOF on the exchange transaction. ⚠️ Verify current rates and schedules. Estimate: 4–6% of property value in additional costs.
Can a French citizen finance a property in Brazil without permanent residency?
Traditional banks require CRNM (permanent residency). Without this visa, alternatives are: cash purchase via SWIFT, financing via fintechs (LTV 50–60%), or direct installment with developer for off-plan property. Property ≥ R$ 1M opens the path to investor visa (RN 36/2018) and, over time, to permanent residency.
Regente Imóveis and consulting for French buyers
Regente Imóveis has operated for over 25 years in Florianópolis. The process includes legal analysis of the registration record, guidance on apostille procedures, coordination with sworn translators in Santa Catarina, and partnership with Franco-Brazilian tax specialists. For the French buyer, analysis of Decree 70.506/1972 is conducted together with Franco-Brazilian experts—ensuring the acquisition structure aligns with Brazilian law and French tax obligations to the DGFiP.
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