Melachim guide · Costs · updated 2026-08-20
The real costs of buying property in Brazil
The listed price is not the total cost, but the Brazilian bill is lighter than the European one. Every line explained, with a worked example.
The rule of thumb
Budget 3% to 5% on top of the property price. That is what separates the advertised value from the total acquisition cost in Brazil. For comparison: in France or Portugal, transaction taxes and costs easily exceed 7% to 10%. The Brazilian structure is simple, with three blocks: a municipal tax, the notary system and, for buyers bringing money from abroad, the currency exchange.
Line by line
| Cost | How much | Detail |
|---|---|---|
| ITBI | 2% to 3% of the value | Municipal transfer tax, paid before the deed. Each municipality sets its rate. |
| Public deed | ≈ 0.5% to 1% | Drawn up at the notary office, under a progressive state fee table. |
| Registration | ≈ 0.5% to 1% | At the land registry. This is the act that transfers ownership. |
| Currency exchange | spread of ≈ 1% to 3% | On the international transfer. Traditional banks charge more; exchange brokers authorised by the Central Bank usually cost less. Always compare. |
| Your own lawyer | ≈ 1% (optional) | Freely negotiated. Recommended for first-time foreign buyers. |
Worked example: a R$ 250,000 plot
On a 500 m² plot in Saquaira at R$ 250,000: ITBI of R$ 5,000 to R$ 7,500, deed and registration around R$ 3,000 to R$ 5,000, plus the exchange spread on the transfer. Total on the Brazilian side: roughly R$ 8,000 to R$ 12,500, or 3% to 5% of the price. And no brokerage commission in an owner-direct sale: a cost that is common in the market is zero here.
After the purchase: holding costs
- IPTU: the annual municipal tax on urban property. In small coastal municipalities of Bahia, amounts are modest.
- Condominium fees: only if the property sits in a gated development.
- Upkeep: on the coast, a realistic maintenance budget matters more than any tax.
And when you sell
Capital gains of non-residents are taxed at source, as a rule starting at 15%. If the money entered through the official exchange channel with a registered contract, repatriating the capital and the gain follows the same banking route without drama. One more reason never to use informal channels on the way in.
Amounts and rates are orders of magnitude at publication and vary by municipality and situation. Before any offer, Melachim sends the complete cost estimate for the specific asset. Ask for the numbers on WhatsApp.