Buying off-plan often suits people who live abroad. Construction takes a few years, the down payment installments are spread over that time and the property is ready when you may already be planning a return or an income in reais. But buying an apartment that does not exist yet, thousands of kilometers away, calls for extra care.
If you do not know how a new development purchase works yet, start with the guide to buying off-plan. Here I focus on what changes when you are in the United States, Portugal, Spain or any other country.
Choosing without setting foot in the show apartment
What you can do from a distance:
- Video call at the sales stand and the show apartment. Ask to see the details: windows, outlets, finishes, the real view from the floor when possible.
- Video of the plot and the surroundings. The street in the morning and at night, what is within a five-minute walk, the noise.
- Floor plan with measurements. Not just the decorated image, but the technical plan of the unit.
- Specifications document. It states what you actually receive.
- Site plan. Where your unit sits in the building and which way it faces.
Compare two or three options with the same criteria. Deciding only from a render is the biggest risk for people buying from afar.
The documents you should ask for
- registration of the development at the property registry, which the law requires before sales
- the builder's delivery track record in Goiânia
- whether the development uses "patrimônio de afetação", which separates the project's money from the developer's other debts
- the draft contract, with the delivery date, the adjustment index and the cancellation rules
Ask for everything in PDF and read it before any signature. The guide to buying off-plan explains each item and links to the laws.
Signing from wherever you are
The contract can be signed by power of attorney or, when the act is done at a notary, by video conference through the notaries' electronic platform. I explained both paths and the CPF requirement in this article about buying from abroad.
Paying installments from abroad
During construction you pay a deposit, monthly installments and sometimes lump sums. Points to watch:
- installments are in reais and usually adjusted by the INCC, the construction cost index, while your income is in another currency
- keep an account in Brazil or an organized transfer routine so you never miss an installment
- always pay into the account named in the contract and keep the receipts
The balance at handover
Close to handover, the balance needs to be paid off or financed. For people whose income is only abroad, getting a mortgage in Brazil is usually harder and not every bank accepts it. Before buying, decide how you will pay that balance: your own funds, confirmed financing or another solution. This is the point that catches people buying from afar most often.
Following construction
Builders usually share construction progress with photos and reports. Follow along and keep that history. If a delay comes up, you will have information to discuss it based on the contract.
Inspection and keys
At handover, someone needs to walk into the apartment and check everything: floors, doors, windows, outlets, water drainage. You can plan a trip for that date or appoint an attorney-in-fact. It is worth hiring a professional for the inspection if you are not there.
I can be your presence here
I do the video calls at the sales stand, take the camera to the development's street, request and check the documents with you and follow construction until handover. We talk in English or Portuguese, on your time zone. Tell me what you are looking for and I will show you the new residential developments available in Goiânia right now.
This article is for information only. Payment terms, adjustments and deadlines vary by development and are set in the contract. Legal and tax questions should be handled by qualified professionals.