The first relocation rule is simple: ownership and residence are separate. Property law answers who can hold and register title. Immigration law answers why a person may enter, remain, work and register in Brazil.
Start with the person’s legal basis
The Federal Police’s current residence-authorisation portal organises forms and routes including MERCOSUL agreements, family reunion and other current bases. The correct path depends on nationality, purpose, family facts, work, location and whether the application begins through a consulate or in Brazil.
A visitor stay is not a residence authorisation. A CPF is not a residence authorisation. A registered deed is not a residence authorisation. Confirm the correct route and filing authority before planning shipment, work or a long-term move.
The specific urban-property investment route
CNIg’s Resolution 36/2018, consolidated after Resolutions 46/2021 and 49/2024, creates an application-based residence route for a foreign individual using own external resources for urban real-estate investment.
Its current core conditions include:
- built or under-construction real estate in an urban area;
- an investment of at least R$1,000,000 under the general rule;
- the possibility of aggregating more than one property to reach the threshold;
- evidence appropriate to the built or under-construction route, including the external-capital trail;
- continuing compliance and authority review rather than automatic approval.
The resolution permits a reduction of up to 30% for qualifying acquisitions in Brazil’s North and Northeast. Florianópolis is in Santa Catarina, in the South, so that regional reduction does not apply to a Florianópolis application.
The current official framework describes an initial residence period of four years and a route to an indefinite period subject to the applicable requirements and review. Treat both approval and later status as decisions of the competent authority, not a guaranteed outcome promised by a property listing.
What the threshold does not mean
A purchase price at or above R$1,000,000 is not sufficient on its own. The property classification, ownership evidence, construction status, external origin and transfer evidence, burdens, application timing and other documents matter. Buying any property does not automatically grant residence, and a property can be legally purchasable without qualifying for this immigration route.
Have immigration counsel review the current consolidated text and facts before structuring funds or a contract around this route. Property counsel should separately review title and transfer.
Other verified routes are person-led
Digital nomad
CNIg Resolution 45/2021 covers a person able to perform professional activity remotely in Brazil for a foreign employer or client, without Brazilian employment. Its normative evidence includes remote-work proof, the foreign relationship and means of subsistence of at least US$1,500 monthly or US$18,000 in available bank funds. It provides an initial period of up to one year and a possible equal renewal on current evidence.
Consular checklists can request additional documents and may change. Use the checklist for the applicant’s responsible Brazilian post or the current in-country procedure, not a blog summary.
Family reunion
The joint ministries’ Interministerial Ordinance 12/2018 defines family relationships that can support a temporary visa or residence authorisation and the evidence framework. Eligibility follows the actual relationship and sponsor status. Joint ownership of a property is not a substitute for the required family basis.
Nationality and international agreements
The Federal Police portal lists nationality-based procedures, including MERCOSUL-associated routes and current CPLP material. These pathways arise from nationality and the relevant agreement, not from the value of a home. Confirm that the applicant’s nationality is currently covered and use the exact official checklist.
Keep four workstreams independent
| Workstream | Core question | Evidence owner |
|---|---|---|
| Immigration | On what current basis may this person reside? | Consulate, MJSP or Federal Police under the route |
| Property | Can this exact title and transfer be completed? | Registry, notary and independent Brazilian counsel |
| Funds | Can source and transfer be documented consistently? | Buyer, authorised financial institution and advisers |
| Tax | When do reporting and residence consequences arise? | Qualified advisers in every relevant jurisdiction |
One workstream should not be used as proof of another. In particular, a reservation agreement is not residence approval and an approved visa is not title clearance.
Decision sequence
- Identify every plausible residence basis from current official routes.
- Obtain a written eligibility assessment for the strongest route.
- Confirm application location, lead time, translations, legalisation and police-certificate timing.
- Model property and funds only after understanding whether they are evidence for the route or merely part of the move.
- Keep contingency dates for travel, completion and occupancy.
- Recheck the official checklist immediately before filing.
Evidence limitations and legal boundary
Immigration rules, forms, consular practices and documentary requirements can change within this page’s 180-day review window. The summaries above do not assess nationality, criminal history, tax residence, family evidence, employment, corporate activity or admissibility.
This is general information, not personal legal, immigration or tax advice. Obtain advice on the applicant’s facts from qualified Brazilian professionals and confirmation from the competent authority.