Buying property in Brazil without leaving your country

The principle

Brazilian law allows every act of the purchase to be performed by a proxy holding specific powers. Combined with a CPF issued from abroad and the official banking exchange channel, this makes the purchase 100% remote: you decide from wherever you are, someone you trust signs at the notary for you, and the property is registered in your name.

The remote step-by-step

1. CPF from abroad. Issued at a Brazilian consulate or online through the Receita Federal, free of charge. It is the prerequisite for everything.
2. Choice and video visit. A live guided video of the plot or house, exact location, real photos and the full documentation. Insist on seeing the up-to-date matrícula before any offer.
3. Power of attorney. Two routes: a public power of attorney drawn up at a Brazilian consulate, or one made in your country with a Hague apostille and sworn translation. Limit the powers to the specific deal: buy property X, at maximum price Y.
4. Contract and deposit. A purchase agreement with clear conditions, deadlines and refund rules.
5. Official exchange. Funds enter through a bank or broker authorised by the Central Bank, with a registered exchange contract. That record documents the origin of funds and guarantees the way back when you sell.
6. Deed and registration. The proxy signs the deed at the notary; registration at the land registry transfers ownership to your name. You receive the updated matrícula as proof.

The three mistakes we see most

• A power of attorney that is too broad. Never grant general powers to buy and sell. Specify the property, the maximum price and an expiry date.
• Money outside the official channel. Informal transfers save little and create a permanent origin-of-funds problem. Always exchange with a registered contract.
• Buying possession believing it is ownership. On the coast, part of the supply is unregistered occupation. Without a matrícula there is no safe purchase, in person or remote.

How long it takes

With the property's paperwork in order, the typical timeline is a few weeks: days for the CPF, one to three weeks for the power of attorney (depending on the consulate), then the closing at the notary. The critical path is usually the consular agenda, so start with the CPF and the power of attorney.

In practice with Melachim: since we are the owners, the matrícula and certificates of our assets are organised before listing. We send the full dossier over WhatsApp, run the video visit in your time zone and walk you through every step in English, French or Portuguese. Start the conversation.

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