Certified translation is one of the first practical obstacles that foreign buyers encounter when closing a property deal in Brazil. Without it, the notary will not execute the deed — and the bank will not release the financing.
This post explains which documents need certified translation, who has the legal authority to perform it, and how much the service costs in Santa Catarina.
Certified Translation for Property Purchase in Brazil: What the Law Requires
Certified translation is mandatory under Article 129 of Law 6.015/1973. Any document in a foreign language needs translation into Portuguese to produce effects in notaries, banks, and public agencies in Brazil.
Without translation signed by a qualified professional, the notary will refuse to execute the deed. The CRICRI — Certificado de Recebíveis ImobiliáriosCertificado de Recebíveis Imobiliários — título de renda fixa lastreado em créditos imobiliários. Isento de IR para pessoa física.Ver tudo → (Property Registration Office) will refuse registration. And the bank will not complete the credit analysis.
The rule applies to any language — English, Spanish, French, German, Mandarin, Japanese, or any other.
Who Can Perform Certified Translation in Brazil
Only the Public Translator Sworn In registered with the State Commercial Board (Junta Comercial) has legal validity before notaries and banks.
Freelance translators without registration, commercial translation agencies, and online platforms do not produce legal effect for real estate transactions — even if the translation is technically impeccable.
In Santa Catarina, the official list is available at:
– leiloeiros.jucesc.sc.gov.br/tradutores
– JUCESC customer service portal: atendimento.jucesc.sc.gov.br
– List by state via MRE: gov.br/mre — certified translators
Typical cost: R$ 80 to R$ 200 per page, varying by language and volume ⚠️ VERIFY (market estimate — confirm with translators in SC)
Timeframe: 2 to 7 business days, depending on volume and language
Which Documents Need Certified Translation in a Deed
For the execution of a purchase and sale deed, the notary requires the following documents to be translated:
- Passport (pages with personal data, photo, and expiration date)
- Foreign birth certificate — if the notary requests it
- Foreign marriage certificate — mandatory if the buyer is married, as it affects spousal consent
- Power of attorney granted abroad — when the buyer is not physically in Brazil
- Any other document in a foreign language presented to the notary or the CRI
CPF and CRNM (National Migration Registration Card) do not need translation — they are documents issued in Portuguese by Brazilian authorities.
When There Is a Foreign Spouse
If the buyer is married, the spouse must also present translated documentation:
- Foreign marriage certificate with Hague Apostille and certified translation
- Spouse’s passport with certified translation
- Documents on marital property regime, if different from standard, with translation and apostille as appropriate to its origin
Certified Translation vs. Hague Apostille: What’s the Difference
Many buyers confuse the two instruments. They serve completely distinct functions:
| Instrument | What It Does | Where to Obtain It |
|---|---|---|
| Certified translation | Translates the document content into Portuguese | Public Translator Sworn In in Brazil |
| Hague Apostille | Authenticates the origin and signature of the document | In the country where the document was issued — never in Brazil |
The correct order of the process:
- Obtain the apostille in the country where the document was issued (before sending to Brazil)
- Arrive in Brazil with the original document + apostille
- Hire the Public Translator Sworn In in Brazil to translate the document
Apostille and translation are independent — one does not replace the other. Civil status certificates (marriage, birth) often require both.
For buying property in # Florianópolis as a foreigner, understanding this distinction saves weeks of notarial rework.
Documents That Need Translation for Bank Financing
Income Verification from Abroad
When the buyer finances the property with a Brazilian bank, income verification requires translation of all documents issued abroad:
- Pay stub / payslip
- Income tax return from country of origin (W-2, 1040, tax return, etc.)
- International bank statements
- Employment letter or employer statement
- Balance sheets and accounting documents (for business owners and self-employed)
Apostille on income documents: traditional banks tend to require apostille along with certified translation. Fintechs and SCDs usually accept translation alone. Confirm with the financial institution before starting the process.
To better understand the # financing process for foreigners in Brazil, we recommend consulting a specialized consultant from the start of the transaction.
Power of Attorney: When the Buyer Does Not Come to Brazil
A foreign buyer can acquire a property in Brazil through a proxy residing in the country. There are three ways to grant a power of attorney:
Option 1 — Brazilian Consulate Abroad
The consul acts as notary. The instrument has the validity of a Brazilian public deed and does not need apostille or translation. It is the most practical option for most buyers.
Option 2 — Foreign Notary + Apostille
The buyer goes to the local notary, has the signature authenticated, and then apostilles the document in the country of origin. Upon arriving in Brazil, the power of attorney needs certified translation and the apostille.
Option 3 — Brazilian Notary Office
If the buyer is physically in Brazil at the time of granting, the power of attorney can be executed directly at any Brazilian notary office — with no need for apostille or translation.
Power of attorney templates for property purchase are available at gov.br/mre.
Important for Chinese Buyers: Rule Updated in 2023
China acceded to the Hague Convention on March 8, 2023, with effect from November 7, 2023. Chinese consulates in Brazil suspended the consular legalization service for documents issued after that date.
For Chinese documents issued after 11/7/2023:
– The standard path is the apostille, obtained from China’s Ministry of Foreign Affairs or its provincial branches
– After apostille, the process is the same as for other countries: certified translation in Brazil
For documents issued before 11/7/2023, check with the notary if consular legalization is still required, depending on the issue date.
Source: HCCH — China Accession
Summary: Documents by Real Estate Transaction
| Transaction | Foreign Documents That Need Translation |
|---|---|
| Purchase and Sale Deed | Passport + civil status certificate (if applicable, with apostille) |
| Bank Financing | All of the above + translated income documents |
| Purchase Through Proxy | Power of attorney with apostille + translation OR executed at Brazilian consulate |
For properties on # maritime public lands in Florianópolis, there is an additional step with the SPU (Patrimônio da União) — which does not involve translation, but is mandatory before closing the deal.
Validity of Certified Translation
The law does not define an expiration date for the translation itself. What expires is the original document that was translated — a passport with new validity, for example, needs a new translation of the updated pages.
In practice, some notaries set an internal 90-day period to accept translated documents. Confirm with the office before hiring the translator.
The recommendation is simple: hire the translation as close as possible to the date scheduled for the deed. This avoids the need to redo the service due to an outdated document.
For those buying # an apartment in Florianópolis as a foreigner, organizing documentation at least 30 days before the deed date is best practice.
Document Checklist for the Foreigner
Before scheduling the deed, verify:
- [ ] Active and current CPF
- [ ] Valid passport with certified translation of the data pages
- [ ] Marriage certificate apostilled + certified translation (if married)
- [ ] Spouse’s CPF (if participating in the transaction)
- [ ] Power of attorney in proper format (if buying through a proxy)
- [ ] Income documents translated (if financing)
- [ ] Apostille obtained in country of origin (for civil status certificates)
The Regente team accompanies foreign buyers in Florianópolis through every step of the document process — from initial documentation review to registration at the notary. Talk to a consultant.
Frequently Asked Questions
Can an online translator or commercial agency work for buying property in Brazil?
No. To produce legal effect in notaries, banks, and public agencies, the translation must be done by a Public Translator Sworn In registered with the State Commercial Board (Junta Comercial). Translators without official registration do not have legal validity for real estate transactions, regardless of the technical quality of the translation.
How much does a certified translation of a passport cost in Santa Catarina?
The cost varies by language and number of pages translated. The market estimate is R$ 80 to R$ 200 per page ⚠️ VERIFY. For a passport with personal data and expiration, usually 2 to 3 pages are translated. Request a quote directly from the official JUCESC translator list.
Does certified translation need a Hague Apostille?
No. The apostille authenticates the origin of the foreign original document — and is obtained in the country where it was issued. Certified translation is done in Brazil, by the Public Translator Sworn In, and does not need an apostille. They are two distinct instruments that serve different functions.
Can I buy property in Brazil without being physically in the country?
Yes. The buyer can grant a power of attorney to a representative residing in Brazil. The most practical way is to execute the power of attorney at the Brazilian consulate in the country of origin — the consul acts as notary and the instrument has the validity of a public deed, with no need for apostille or translation.
How long before the deed should I arrange the translations?
It is recommended to start the documentation process at least 30 days in advance. The apostille in the country of origin may take 5 to 15 business days, depending on the country. Certified translation in Brazil takes 2 to 7 business days. Some notaries accept translations up to 90 days old — confirm with the office.
