Ler em português: CPF para estrangeiro: como tirar e comprar imóvel no Brasil
Leer en español: CPF para extranjeros: cómo obtenerlo y comprar un inmueble en Brasil
Foreigners can buy urban property in Brazil without living here and without a residence visa. The document that makes it possible is the CPF, the individual taxpayer number issued by the Receita Federal, Brazil’s tax authority. If you live abroad, you apply for it at a Brazilian consulate, free of charge. If you are in Brazil, you can apply online or at an authorized office.
This guide explains how to get a CPF in both cases and what comes next: signing, sending the money, registering the property and the residency route for people who invest R$ 700,000 or more in the Northeast. It follows our article on buying a beach apartment in Tatuamunha.
| Issued by | Receita Federal do Brasil (federal tax authority) |
|---|---|
| If you live abroad | In person at a Brazilian consulate, booked through e-Consular. Free. |
| If you are in Brazil | Receita’s online form (free) or Banco do Brasil, Caixa, Correios post offices and civil registry offices (R$ 7 fee) |
| Documents | FCPF form, passport or other official photo ID, birth or marriage certificate (or equivalent) |
| Form languages | Portuguese, English and Spanish |
What a CPF is and why you need one
The CPF is Brazil’s personal tax identification number. The notary, the bank, the developer and the city hall ask for it at every step of a purchase. According to the official service page, people living abroad who own registrable assets in Brazil, such as real estate, need a CPF.
The number is personal and lasts for life. If you are married and the property will be in both names, your spouse needs a CPF too.
How to get a CPF if you live outside Brazil
Foreigners living abroad cannot get a CPF entirely online. You apply in person at a Brazilian consulate or embassy:
- Fill in the Ficha Cadastral de Pessoa Física (FCPF) on the Receita Federal website. The form is available in English.
- Find the consulate that covers the city where you live and book an appointment through e-Consular.
- On the day, bring a valid passport, proof of address in your country of residence and the completed FCPF. Some consulates ask for extra documents, so check their page before you go.
There is no fee. Once you have the number, you can sign a reservation or a purchase contract.
How to get a CPF while you are in Brazil
If you plan to visit before buying, you can sort out the CPF during the trip. The Receita has an online registration form for foreigners, free of charge. You can also go to a Banco do Brasil or Caixa branch, a Correios post office or a civil registry office with your passport and birth or marriage certificate. Those offices charge a R$ 7 fee, according to the gov.br service page.
Use the same trip to see the area and the property. If you are looking at the north coast of Alagoas, read our guide to Tatuamunha Beach and Reserva Surya.
Buying the property with your CPF, step by step
1. Choose the property and check the paperwork
For a finished property, ask for an up-to-date copy of the matrícula (the property’s record at the registry office) and the seller’s clearance certificates. For an off-plan project, ask for the development’s registration number and the technical specification (memorial descritivo). Those documents define what will be delivered.
2. Sign the contract
When you buy off-plan, you sign a promise-to-purchase contract with the developer and pay according to the agreed schedule. The final deed comes later, around delivery. For a finished property, the sale is completed with a public deed signed at a notary office (cartório de notas).
3. If you can’t travel, use a power of attorney
You do not need to be in Brazil to sign. You can appoint someone here through a power of attorney issued at a Brazilian consulate. If you use a notary in your own country, the document needs a Hague apostille and a sworn translation into Portuguese.
4. Send the money through the official exchange market
Money from abroad must come in through a bank or exchange broker authorized by the Central Bank of Brazil, with a foreign exchange contract that names the property purchase as its purpose. That contract proves the funds entered legally. The bank will tell you the IOF, the tax on the exchange transaction.
5. Pay the ITBI and register
ITBI is the municipal property transfer tax, and the rate depends on the city. After you pay it, the deed goes to the Registro de Imóveis. You only become the legal owner once the purchase is recorded on the matrícula.
Property from R$ 700,000 in the Northeast and residency
Buying property does not give you a visa by itself. But there is a residency route tied to real estate: Normative Resolution 36/2018 of Brazil’s National Immigration Council lets people who invest in urban property with money brought in from abroad apply for a residence permit. The minimum depends on the region:
| Region | Minimum |
|---|---|
| General rule (South, Southeast and Center-West) | R$ 1,000,000 |
| North and Northeast, including Alagoas | R$ 700,000 |
In other words, the minimum in the Northeast is 30% lower. The property can be finished or under construction, with a promise-to-purchase contract. The first permit lasts four years and can become indefinite if you keep the investment. The application has its own rules and documents, so plan the purchase with that in mind.
One example on the north coast of Alagoas: at Reserva Surya in Tatuamunha, two-suite units start at R$ 712,000 and the sea-front three-suite units at R$ 2.1 million, on the September 2026 price list.
Next step
Andaza works with buyers from outside Brazil, from the CPF to choosing the property. To get options on the Alagoas coast or ask about the process, message broker Marcelo Pergentino directly on WhatsApp: +55 82 98190-8609.
Frequently asked questions
Can a foreigner buy property in Brazil?
Yes. A foreigner can buy urban property in Brazil after registering for a CPF, even without living in the country.
How much does a CPF cost for a foreigner?
It is free at consulates and through the Receita Federal online form. Authorized offices in Brazil, such as Banco do Brasil, Caixa and Correios, charge R$ 7.
Can I get a CPF online?
If you are in Brazil, you can use the Receita’s form for foreigners. If you live abroad, you must go in person to a Brazilian consulate, booked through e-Consular.
Do I have to travel to Brazil to sign?
No. You can appoint a representative in Brazil with a power of attorney issued at a consulate or by a notary in your country, with a Hague apostille and sworn translation.
Do I need a visa to buy property?
No. A CPF and a passport are enough to buy urban property. A residence permit through property investment, under Normative Resolution 36/2018, requires R$ 1 million as a general rule and R$ 700,000 in the North and Northeast.
For information only, updated September 2026. This is not a substitute for advice from an accountant or lawyer on your specific case. Exchange and tax rules can change. Andaza Imóveis, CRECI/AL 7496, Maceió, Brazil.
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