People who live abroad and earn in dollars, euros or Canadian dollars often look at Brazil with one question in mind: does it make sense to own a property in Goiânia? The answer depends less on the market and more on what you want from that property.
This guide does not tell you whether you should invest. It organizes the questions that need an answer first.
Start with the goal
For people living abroad, the most common reasons are three:
- Coming back one day. The property is a guaranteed address for when the family returns.
- Income in reais. The rent helps cover expenses in Brazil, such as helping parents or bills that stayed here.
- Assets in Brazil. Part of your savings stays in a physical asset in your home country.
Each goal leads to a different property. Someone planning to return with children looks at layout, schools and family neighborhoods. Someone who wants income looks at locations with rental demand and condominium fees that fit the rent.
The exchange rate cuts both ways
Earning in a strong currency and buying in reais looks like an advantage, and sometimes it is. But exchange rates move:
- at purchase, the same property can cost more or less in your currency, depending on the month you transfer
- with a new development, installments are in reais and adjusted during construction, while your salary is in another currency
- with rent, the income is in reais; converted back, it may be worth more or less than you calculated
Do the math in reais and keep a margin for swings. Do not buy counting on a specific exchange rate.
What the data says about Goiânia
Goiânia has a busy market for new developments. According to a survey by Brain Inteligência Estratégica published by ADEMI-GO in February 2025, the city was the third-largest real estate market in Brazil for apartment sales in 2024, with 11,797 units sold.
That shows there is supply and demand here. It is not a promise of appreciation, and it also means competition: many similar properties competing for the same tenant or buyer.
Costs that come with it
On top of the price come the city's ITBI transfer tax, notary fees, registration and, after handover, condominium fees, IPTU property tax and maintenance. I detail each item in this guide to costs. Living abroad, also add transfer and exchange costs and, if you rent it out, a management agency's fee.
Who looks after the property while you are away?
This is the question that most sets remote investing apart. Someone needs to:
- advertise and show the property, choose the tenant and draw up the lease
- collect the rent and send it to you
- deal with leaks, maintenance and condominium meetings
- do the move-in and move-out inspections
A property management agency does this, for a fee. You can leave it with a relative, but put everything in writing. If you are thinking of short-term rentals, check the condominium rules first, as I explain in this guide to studios.
Taxes: two countries looking at the same property
If your tax residence is outside Brazil, you follow specific income tax rules here and in the country where you live, including on rent and on a future sale. The rules depend on each country and on your situation. Talk to an accountant who knows the tax rules of both sides before buying, not after.
The risks, plainly
- Liquidity. Selling a property takes time, and doing it from afar is slower.
- Vacancy. Without a tenant, you pay condominium fees and IPTU yourself, in reais.
- Construction. With a new development, there is a delivery date and a risk of delay. The builder's track record matters.
- Distance. Decisions made only from photos and video call for even more complete documents.
A way to start
- Define the goal: coming back, income or assets.
- Do the math in reais, with a margin for the exchange rate.
- Talk to an accountant about your tax situation.
- Understand how buying from abroad works.
- Only then compare properties.
If you like, I can hold the first conversation on a video call, in English or Portuguese and on your time zone, and show you options in Goiânia that match your goal. Talk to me.
This content is educational and is not investment advice. There is no guarantee of appreciation, rental income or exchange rate gains. Tax questions should be handled by an accountant.