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Brazilian Permanent
Residency. Secured.
Free Assessment
Check your eligibility
We typically reply within 2 hours during business hours.
Brazil's investor-class
permanent residency.
The Brazilian Golden Visa grants residency to foreign nationals who invest a qualifying amount in Brazilian real estate.
Officially governed by Law 13,445/2017, Decree 9,199/2017, and CNIg Normative Resolution No. 36/2018. Administered by the Ministry of Justice and the Federal Police, it grants an initial temporary residency with full civil rights — live, work, and invest freely. After maintaining the qualifying investment, this converts to indefinite permanent residency. No annual renewal, a minimum physical presence of just 14 days per two-year period (CNIg Resolution No. 46/2022).
Santa Catarina — specifically Florianópolis and Balneário Camboriú — represents the highest concentration of qualifying assets in Brazil, with consistent 12–20% annual price appreciation over the past five years.
Urban centers — SC, SP, RJ
R$1,000,000 min
Highest-appreciation markets in Brazil. Threshold defined by Art. 3º of RN 36/2018.
Low-HDI regions
R$700,000 min
North & north-eastern states with government incentive zones.
No age, income, or language test
The Golden Visa is a pure investment route. No language proficiency or minimum income thresholds at application stage.
Benefits of the Golden Visa.
Full Residency Rights
Live, work, and travel freely in Brazil from day one. Under RN 36/2018, initial 4-year temporary residency converts to permanent after proving maintained investment — no annual renewal once permanent. Updated by CNIg Resolution No. 46/2022.
Family Inclusion
Spouse and dependent children are included in the same application under Art. 37 of Law 13,445/2017. No additional investment threshold required.
Ultra-Flexible Stay
Just 14 days in Brazil per two-year period. Under CNIg Resolution No. 46/2022, real estate investor visa holders must spend a minimum of 14 days — consecutive or cumulative — in Brazil within every two-year cycle, counted from Federal Police registration. One of the most flexible golden visas on the market.
Path to Citizenship
Under Art. 233 of Decree 9,199/2017, apply for full Brazilian naturalization after 4 years of permanent residency (approx. 8 years from initial grant) and basic Portuguese proficiency.
Asset-Backed Yield
Your qualifying property earns 10–15% gross rental yield in Santa Catarina tourist markets. The visa pays for itself.
No Language Test
The Golden Visa is a pure investment route. Language proficiency is only required later if you choose to naturalize.
Ready to unlock these benefits?
A free eligibility check takes under 2 minutes. We'll confirm whether you qualify and outline your personalised next steps.
We never share your details with third parties.
How Brazil compares.
Brazil's Golden Visa delivers the lowest entry cost, highest rental yield, and fastest path to citizenship of any major residency-by-investment program.
| Country | Min. Investment | Processing | Citizenship | Min. Stay | Family | Yield |
|---|---|---|---|---|---|---|
| Brazil (Golden Visa) | ~$185k USD | 3–6 months | ~8 years | 14 days/2yr* | Yes | 10–15%* |
| Portugal | €500k+ (funds) | 12–18 months | 5 years | 7 days/yr | Yes | 3–10%* |
| Greece | €250k–€800k | 3–6 months | 7 years | 0 days/yr* | Yes | 3–5%* |
| UAE | $545k+ | 2–4 weeks | Exceptional only* | 0 visits/yr | Yes | 5–7%* |
| Turkey | $400k+ | 3–6 months | Direct | None | Yes | 4–6%* |
Lowest entry cost. Highest yield. Fastest citizenship.
Compare these verified metrics against your investment goals. Data reflects 2025–2026 program terms based on official government immigration portals and central bank real estate yield indices.
Why Santa Catarina?
The visa is just the entry point. The underlying asset performs.
Balneário Camboriú
Florianópolis
Get a personalised yield report
The FX Advantage
R$1M buys more than it sounds.
At current exchange rates, a R$1,000,000 property in Florianópolis represents approximately £140,000–£160,000 or $170,000–$190,000 USD. A beachfront apartment in one of South America's fastest-appreciating markets — for the cost of a parking space in central London.
~£155,000
R$1,000,000 in GBP
Live rate
1 BRL ≈ £0.155
From decision to residency.
We handle every step — from identifying qualifying properties to liaising with the Federal Police on your behalf.
Property Selection
Week 1–2Our team curates a shortlist of Golden Visa qualifying properties matched to your investment goals — rental yield, capital appreciation, or both. Every urban listing above R$1,000,000 qualifies, provided funds are officially remitted from abroad. A reduced R$700,000 threshold applies in North and Northeast regions.
Legal Setup
Week 2–4Obtain your CPF (Brazilian individual taxpayer ID) and open a BRL-denominated bank account. Our legal partners handle all documentation remotely or during a single visit to Brazil.
Due Diligence & Purchase
Week 4–8Full title search, escrow handling, and deed registration. We coordinate with the Cartório (notary) and ensure BACEN-compliant foreign currency remittance for international buyers.
Residency Application
Month 2–3Submit the formal residency authorization application to the Ministry of Justice via the MigranteWeb portal, under CNIg Resolution No. 36/2018. Our immigration lawyer prepares and files all documentation on your behalf.
Federal Police Biometrics
Month 3–6In-person biometric registration at the Polícia Federal. This can be completed during a short visit to Brazil — our team coordinates timing to minimize your travel requirements.
Residency Card Issued
Month 6–12Your CRNM (Carteira de Registro Nacional Migratório) is issued with a 4-year temporary residency authorization (per CNIg Resolution No. 46/2022). You now have full civil rights — live, work, and invest freely. After 4 years, this converts to permanent residency upon proof of maintained investment.
Speak to our legal team
Get a free consultation on the full process — from property selection to residency card issuance.
Investment costs, clearly explained.
Total acquisition cost is typically 3–7% of the property value, plus legal and immigration advisory fees.
Get a full cost breakdown
We'll prepare a personalised breakdown covering all acquisition costs, taxes, and advisory fees for your budget.
Tax
2–3%ITBI — Property Transfer
Municipal tax paid at the time of purchase. Rate varies by city — Florianópolis currently levies 2%.
Closing Costs
1–2%Cartório & Notary
Deed registration (Escritura Pública) and Cartório de Registro de Imóveis fees. Includes stamp duty.
Fees
R$15–40kLegal & Immigration
Covers CPF registration, BACEN compliance, MigranteWeb filing, and full residency authorization application — varies by complexity.
Annual Tax
R$5–15k/yrIPTU — Property Tax
Municipal property tax payable annually. Amount depends on property value and location.
From investor to citizen.
Your Golden Visa investment is the first step on a clear path to a Brazilian passport — one of the world's most powerful, granting visa-free access to 168 countries (2026 Henley Passport Index).
Temporary Residency
Your initial CRNM grants a 4-year temporary residency authorization (per CNIg Resolution No. 46/2022). Full civil rights from day one — live, work, invest, open bank accounts, access public health (SUS) and education. Must maintain the qualifying investment throughout.
- Live & work anywhere in Brazil
- Open bank accounts
- Access SUS healthcare
- Travel freely within Mercosur
Permanent Residency
Convert to indefinite permanent residency after 4 years by proving you have maintained the qualifying investment. No further renewals required. Your CRNM is upgraded with no expiry date.
- Indefinite residency
- No renewal required
- Sponsor additional family members
- Full property & business rights
Brazilian Citizenship
Apply for naturalization after 4 years of permanent residency (approximately 8 years from initial grant). Requires B1-level Portuguese proficiency and clean criminal record. Brazil permits dual citizenship — no need to surrender your existing passport.
- Brazilian passport
- Full voting rights
- Dual citizenship permitted
- Pass citizenship to future children
Get your citizenship roadmap
No obligation · Typically reply within 2 hours
What you need to know.
Critical eligibility rules for your Golden Visa investment — know these before you start.
No Financing Permitted
Not allowedThe full investment amount must be transferred from abroad through Brazil's official banking system and registered with the Central Bank (BACEN). Mortgages or local financing do not count towards the qualifying threshold.
Urban Property Only
Not allowedOnly urban real estate qualifies under CNIg Resolution No. 36/2018. Properties on land classified as rural by the municipality — even developed land — do not satisfy the requirement. Always verify zoning before purchase.
Multiple Properties Allowed
AllowedYou may purchase two or more urban properties whose combined value meets or exceeds the R$1,000,000 threshold (or R$700,000 in North/Northeast regions). All must be registered in your name.
Selling During Residency
AllowedIf you sell during the initial 4-year temporary residency period, you must reinvest in another qualifying property of equal or greater value to maintain eligibility for permanent conversion. After permanent residency is granted, the investment obligation no longer applies.
Not sure if your situation qualifies?
Our legal team reviews complex cases daily — joint ownership, multiple properties, reinvestment scenarios.
Document checklist.
Everything you need for the Golden Visa application. Our legal team prepares and coordinates every item on your behalf.
Valid passport
Minimum 6 months validity from application date
CPF
Brazilian individual taxpayer identification — required before purchase
Police clearance certificate
Apostilled from country of origin and any country of residence in the last 5 years
Proof of property purchase
Certified property deed from the Cartório de Registro de Imóveis (Matrícula)
Bank remittance confirmation
Exchange contracts proving BACEN-registered foreign currency transfer
Marriage certificate
If including spouse — apostilled and sworn-translated
Birth certificates
For dependent children — apostilled and sworn-translated
Passport-size photographs
3×4cm, white background, recent
Sworn translations
Portuguese translations of all foreign-language documents by a certified translator
GRU payment receipt
Government processing fee (Guia de Recolhimento da União) for MigranteWeb and Federal Police
MigranteWeb application
Completed online application via the Ministry of Justice immigration portal
We prepare everything.
Everything you need to
know before you allocate.
Answers to the questions every serious international buyer asks — before the lawyers, before the wire.
The full Golden Visa process typically takes 6 to 12 months from property selection through to the issuance of your CRNM (residency card). The timeline depends on Federal Police scheduling and document preparation speed.
Under CNIg Resolution No. 46/2022, real estate investor visa holders must spend a minimum of 14 days (consecutive or cumulative) in Brazil within every two-year period, counted from Federal Police registration. Additionally, under Law 13,445/2017 (Decree 9,199/2017, Art. 135), absences exceeding two consecutive years without justification may trigger administrative revocation proceedings. For investors planning to pursue citizenship, stricter physical presence may apply during the 4-year permanent residency period preceding naturalization.
Yes. Your spouse and financially dependent children can be included in the same application at no additional investment threshold. Each family member receives their own CRNM residency card.
Yes — and this is one of the key advantages. Your qualifying property can be rented through short-term or long-term rental programs, generating 10–15% gross annual yield in Santa Catarina beach markets.
Most nationalities can enter Brazil visa-free for up to 90 days. For the biometric registration at the Federal Police, a single short visit is required. Our team coordinates the timing around your schedule.
Brazil's investor residency program is governed by the Migration Law (Law 13,445/2017), its regulatory Decree (9,199/2017), CNIg Normative Resolution No. 36/2018, and the amending CNIg Resolution No. 46/2022. The program grants an initial 4-year temporary residency that converts to permanent status upon proof of maintained investment. 'Golden Visa' is the colloquial term — officially it is a 'residency authorization based on real estate investment'.
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qualifying properties.
Every property below exceeds the R$1,000,000 qualifying threshold — each one a viable path to Brazilian permanent residency, hand-picked for capital appreciation and yield.
Secure your residency.
Start the process today.
Skip the forms and the waiting times. Our experts will model your yield scenario, match qualifying assets, and begin your VIPER application.
- English-speaking agents — no translator needed
- Match with R$ 1M+ qualifying properties
- Full legal and compliance support included
- Yield model delivered within 24 hours of your brief
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