Many people who left Goiás to live in the United States, Portugal, Spain or Canada still keep one foot here. Sometimes it is the wish to come back one day, sometimes it is family, sometimes it is the idea of having assets in Brazil. And the question comes up: can I buy an apartment in Goiânia without being in Goiânia?
You can. Buying from a distance has a few extra steps, and almost all of them can be sorted out in advance. Here is the path, in order.
1. Make sure your CPF is in good standing
To buy property in Brazil you need a CPF, the Brazilian taxpayer number, in good standing. It appears on the contract, the deed, the registration and the payment of the ITBI transfer tax. If yours became irregular after you moved, it can be sorted out through the Federal Revenue Service (in Portuguese), with support from Brazil's consular network.
Check this before any offer. An irregular CPF blocks the signing exactly when you do not want delays.
2. Decide how you will sign
There are two main paths, and they can be combined.
Power of attorney. You appoint someone you trust in Brazil to sign on your behalf. A public power of attorney can be issued at a Brazilian consulate, through the Itamaraty Consular Portal, or at a Brazilian notary office. When the document is made at a foreign notary, it usually needs an apostille and a sworn translation to be valid here. Ask for the power of attorney to give specific powers for that purchase: the property, the amounts and the acts the person may carry out.
Electronic signing with the notary. Since 2020, Provision No. 100 of Brazil's National Council of Justice (CNJ) has regulated electronic notarial acts through the e-Notariado platform. In practice, deeds and powers of attorney can be signed by video conference with the notary, without traveling. The notary office tells you what your case requires, such as a digital certificate and documents.
3. Organize the money before the offer
Deposits, down payments and installments come from an account in Brazil or arrive by international transfer. Some general guidance:
- send funds through a bank or institution authorized by the Central Bank of Brazil to operate foreign exchange
- keep the transfer receipts and proof of the source of funds, because the notary, the bank and the developer may ask for them
- remember the amount in reais changes with the exchange rate, so work with a margin
- payments always go to the account named in the contract, never to an agent's personal account
What about financing? For people whose income is only abroad, getting a mortgage in Brazil is usually harder, and not every bank accepts it. If your plan depends on credit, confirm with the bank before choosing the property.
4. Choose the property without being here
An in-person visit is missed, but the distance can be reduced:
- video call visits to the show apartment, the ready property and the street, at different times of day
- the floor plan with measurements, the specifications document and the building's position on the plot
- an updated property record (matrícula), for a ready home
- the registration of the development, for an off-plan purchase
If possible, leave the final decision for after a visit by someone you trust or your next trip to Brazil. I listed some criteria to compare neighborhoods in this guide.
5. Contract, taxes and registration
Once the offer is accepted, the contract follows. Read it calmly, even from a distance, and ask your questions in writing. Then:
- the ITBI is paid to the City of Goiânia before registration. The rate and tax base are in this article about costs
- the deed is signed, in person, by power of attorney or by video conference
- the title is registered at the property registry, and only then is the property yours
What about taxes for people living abroad?
If your tax residence is now in another country, there are specific income tax rules in Brazil and in the country where you live, including on rent and on a future sale. This varies from case to case. Talk to an accountant who knows the tax rules of both countries before buying.
How I can help
My role is to be your eyes here: shortlisting options, doing the video calls, checking documents with you and following each step with the developer, the notary and the bank. We talk in English or Portuguese, on your time zone, whether you are in Lisbon, Madrid, Boston or Toronto. Message me on WhatsApp and tell me what you are looking for in Goiânia.
This article is for information only and does not replace guidance from the notary, the bank and an accountant or lawyer for your case.