Portuguese citizens can buy property in Brazil — and they have a unique legal status that no other foreigner possesses. The Equal Rights Statute, guaranteed by the Brazil-Portugal Treaty of Friendship dated 1971 and updated in 2001, places Portuguese citizens on equal footing with Brazilian nationals for purposes of civil rights, including real estate financing. No other country in the world holds this level of equivalence with Brazil.
For those considering Florianópolis as a destination to live, invest, or establish a base in Southern Brazil, understanding this legal mechanism is the starting point. This guide details the complete path — from migration status to deed, including currency exchange and the fiscal implications of the current scenario.
Can Portuguese Citizens Buy Property in Brazil? Rights and Exclusive Advantages
Yes, without any restriction. Law 13.445/2017 guarantees foreigners the same civil rights as Brazilian nationals with respect to property acquisition. However, Portuguese citizens are not treated as ordinary foreigners — they hold rights that go beyond the standard framework.
The Equal Rights Statute: What It Is and Why It Matters
The Equal Rights Statute stems from the Treaty of Friendship, Cooperation and Consultation between Brazil and Portugal, signed in 1971 (Decree 70.391/1972) and updated in 2001 (Decree 3.927/2001). The treaty grants equality of civil rights and duties between Brazilians in Portugal and Portuguese in Brazil.
For the property buyer, the practical impact is direct:
- With the Equal Rights Statute granted: Brazilian banks treat the Portuguese citizen as if they were Brazilian
- Full access to real estate financing: Caixa Econômica Federal, Itaú, Santander, Bradesco, Banco do Brasil
- Identical conditions to a Brazilian citizen: LTV up to 80%, terms up to 35 years, potential access to FGTS (if the Portuguese national works formally in Brazil and has a balance)
- No need to prove prior employment ties to request the Equal Rights Statute
No other country holds this level of equivalence with Brazil. Not Mercosur members, not any other bilateral treaty comes close to placing foreigners on equal footing with nationals for real estate financing purposes.
How to Obtain the Equal Rights Statute
The application is processed through SENAJUS (National Secretariat of Justice):
- Primary requirement: residence in Brazil
- Average processing time: 6 to 12 months ⚠️
- Does not require formal employment ties
Comparison of Available Routes
| Route | Estimated timeline | Access to financing |
|---|---|---|
| CRNM permanent (via Federal Police) | 5–8 months | As permanent resident foreigner |
| Equal Rights Statute (via Ministry of Justice/SENAJUS) | 6–12 months | As Brazilian national |
For those who don’t want to wait for the Equal Rights Statute, the permanent CRNM route (Federal Police) already provides access to bank financing as any permanent resident foreigner. The difference with the Statute is that it elevates the level of equality to that of a national. For details on real estate financing for foreigners, see the guide on financing for foreigners in Brazil.
Documentation Specific to Portuguese Citizens: What You Need to Gather
The document process for Portuguese nationals has a significant practical advantage: documents issued in Portugal are already in Portuguese — no need for certified translation.
For CPF (Tax ID)
- Valid Portuguese passport
- Address proof (Brazil or Portugal)
- Federal Revenue Authority form
For the Deed
- Valid passport
- Active CPF
- Portuguese birth certificate (apostilled)
- Marriage certificate, if applicable (apostilled)
- Income documentation if there is financing
Hague Apostille for Portuguese Documents
Portugal is a signatory to the Hague Convention. The apostille is issued by the IRN (Institute of Records and Notary) or local notary offices.
Exclusive advantage: because Portuguese documents are already in Portuguese, the Portuguese buyer eliminates the cost and time of certified translation — required of practically all other foreigners.
The complete document process for foreigners is detailed in the guide on documents for foreign property purchase.
How to Transfer Euros from Portugal to Brazil
The transfer of funds from Portugal to Brazil is straightforward, without operational obstacles.
Currency Exchange Situation
- Portugal outside any GAFI or OFAC list
- SWIFT available normally for Portuguese banks
- Euro (EUR) to Real (BRL): formal exchange at any bank authorized by Brazil’s Central Bank
- IOF (financial operations tax) on exchange: 0.38%
Transfer Methods
Bank wire transfer: standard path for high amounts. The Brazilian bank records the inflow as foreign capital with the Central Bank. A currency exchange contract is mandatory for property purchase operations.
Wise, Remessa Online, TransferWise: alternatives with lower cost for intermediate amounts. Suitable for down payment or deposit; less common for the full deed amount.
Currency Exchange Contract
For property purchase, the Brazilian bank issues the exchange contract formalizing the transaction. This document is required by the notary at deed signing as proof of the foreign origin of funds. Keep all transfer documentation — it will be needed in case of future sale to repatriate funds.
For comparison of brokers, total costs by channel, current IOF, and a complete transfer checklist: How to Transfer Money from Abroad to Buy Property in Brazil.
Tax Implications for the Portuguese Buyer in 2026
ITBI — Real Estate Transfer Tax
Mandatory for any buyer, national or foreign. In Florianópolis, the rate is 2% on the assessed value. Paid before registration at the notary.
IPTU
Annual municipal property tax. The Portuguese owner pays under the same conditions as a Brazilian property owner.
Rental Income
If the property is rented, rental income received by a non-resident is subject to IRRF (withholding tax) of 15%, withheld by the paying party.
Capital Gains on Sale
On property sale, capital gain (difference between sale price and acquisition cost) is taxed in Brazil between 15% and 22.5% (IRRF), withheld at source by the notary. This percentage varies depending on the gain amount.
The Double Taxation Treaty Was Terminated: What Changes
This is a critical point many Portuguese buyers are unaware of: the double taxation avoidance agreement between Brazil and Portugal, which prevented double taxation of income, was terminated by Brazil in July 2023 and is no longer in effect in 2026. ⚠️
In practice:
- Rental income: taxed in Brazil (IRRF 15%). Declaration in Portugal and tax credit depend on Portuguese law — consult a tax advisor or accountant in Portugal
- Capital gain on sale: taxed in Brazil (15–22.5%). Treatment in Portugal depends on local law
- No automatic mechanism for bilateral compensation
Before formalizing the purchase, retain tax advisory services in both countries, especially if the objective includes rental income or future resale.
Why Portuguese Buyers Choose Florianópolis — And What the Market Shows
Florianópolis occupies a particular place in the Portuguese imagination: it is the Brazilian city most associated with the quality of life in Southern Brazil, with Atlantic beaches that evoke the European coast, an urban fabric less chaotic than São Paulo or Rio, and a stable local economy based on technology and tourism.
The Currency Differential ⚠️
With the euro historically stronger than the real, the square meter in Florianópolis represents a competitive investment for the Portuguese buyer. High-end properties in Jurerê Internacional, priced around R$ 25,136/m², equate to significantly lower values than those practiced in Lisbon or the Algarve.
Neighborhood Profile with Greatest Interest
- Jurerê Internacional: high-end, marina and dining infrastructure, profile of second residence or seasonal rental investment
- Campeche: accelerated growth, more permanent residential profile, proximity to Hercílio Luz Airport
For more information on Jurerê Internacional, see /bairros/jurere-internacional/. A comprehensive view of the foreign buyer market in Florianópolis is available in the guide on foreigners buying property in Florianópolis.
The Statute as a Long-Term Asset
For the Portuguese citizen who intends to put down roots in Brazil — not just buy a property — the Equal Rights Statute opens doors beyond real estate financing: pursuit of economic activities, access to Brazilian social security, exercise of regulated professions. It is an integration instrument that few know about and even fewer use strategically.
Frequently Asked Questions
Do Portuguese citizens need a visa to buy property in Brazil?
No. Any Portuguese national can buy property in Brazil without a visa or prior residence. The CPF (Tax ID) is the only Brazilian system document necessary for the deed. A residence visa — and especially the Equal Rights Statute — are relevant to those who want to access bank financing or establish themselves permanently in the country.
What is the Equal Rights Statute and how does it benefit me when buying property in Brazil?
The Equal Rights Statute, guaranteed by the Brazil-Portugal Treaty of Friendship (Decree 3.927/2001), places the Portuguese citizen on equal footing with Brazilians for civil rights. In real estate practice, the Brazilian bank treats the Portuguese national with the Statute as a national client — with full access to financing, LTV up to 80% and potential FGTS access. No other foreigner has this level of equivalence.
How long does it take to obtain the Equal Rights Statute?
The average timeline is 6 to 12 months, via SENAJUS (National Secretariat of Justice). The process requires residence in Brazil and basic personal documentation — no employment tie is required. Those who don’t want to wait can obtain permanent CRNM via the Federal Police (5 to 8 months) and already access bank financing as a permanent resident foreigner.
Do I need to translate Portuguese documents to buy property in Brazil?
No for documents issued in Portugal — they are already in Portuguese. The Hague apostille is necessary to officially validate the document in Brazil, but certified translation is not required. This represents real cost and time savings compared to buyers from other countries.
Is the Brazil-Portugal double taxation treaty still in force?
No. Brazil terminated the double taxation avoidance agreement with Portugal in July 2023 and it is no longer in effect in 2026. This means that rental income and capital gain on sale may be taxed in both countries without automatic compensation. Consult an international tax specialist before making the investment decision.
Can a Portuguese national use FGTS to finance property purchase in Brazil?
Yes. With the Equal Rights Statute, the Portuguese national who works formally in Brazil and accumulates a balance in FGTS can use it to amortize or purchase property, exactly as a Brazilian worker can. Without the Statute, FGTS is not accessible.
What is the difference between buying as a resident and buying as a non-resident?
As a non-resident, cash purchase is the most direct option — without additional migration bureaucracy. As a resident with permanent CRNM or the Equal Rights Statute, access to bank financing opens up, expanding purchasing power. For high-value properties, formal residence also facilitates opening a bank account in Brazil, necessary to process payments and receive rental income.
Regente Imóveis and Portuguese Buyers
Regente Imóveis has operated in Florianópolis since 1998. For the Portuguese buyer, the process begins with a diagnosis of migration status — CRNM or Equal Rights Statute — and tax analysis considering the end of the double taxation agreement. The intended use of the property (residence, seasonal rental, or pure investment) defines the recommended sequence of steps.
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