How to send money from abroad to buy a property in Brazil
You decided to buy. You chose the unit, locked in the terms. Now comes the part that stops more people than it should: how does the money get to Brazil? This article answers that with the rules in effect in 2026. Without…
You've decided to buy. You've chosen the unit, locked in the price. Now comes the part that trips up more people than it should: how does the money get to Brazil?
This article answers that with the rules in effect as of 2026. No legal jargon.
The rule that covers everything
The funds must enter registered, through a financial institution authorized by Brazil's Central Bank, with the nature of the operation declared correctly.
Why? Because that registration is what allows you to take the money back out later.
If you sell the property in ten years and want to send the amount to the United States or Portugal, the bank will ask where that money came from. Without a foreign exchange contract, the answer gets tricky. With it, you just present the document.
Golden rule: never bring money in under the table — what comes in unregistered gets stuck.
The foreign exchange contract
It's the central document of the operation. You close it with the bank or a currency broker and it needs to contain:
identification of the parties
amount in foreign currency and the corresponding amount in reais
the exchange rate applied
the purpose: property acquisition
the banking details of the operation
The notary will ask for this contract before drawing up the deed. Watch the deadline: it usually has validity of 60 to 90 days for this purpose. No point in locking in your exchange rate six months early and only then scheduling the deed signing.
What it costs to bring the money
Three lines of cost, and the third one is the kicker:
1. IOF — the tax on currency exchange operations. After Decree No. 12,499/2025, the rate varies depending on the nature of the operation, ranging from 0.38% to 3.5%. Before finalizing, ask your financial institution which rate applies to your case — it's not the same for all types of transfers.
2. Bank operational fee — a fixed or percentage amount charged for the service.
3. Currency spread — the difference between the commercial rate and the rate your bank gives you. This is where you lose the most money, and it's the least transparent line item. Traditional banks typically charge a much higher spread than specialized currency brokers.
On a transfer of R$ 500 thousand, the difference between a good spread and a bad one can be more than R$ 15 thousand. It's worth getting quotes from three places before you commit.
Registration with the Central Bank
For business investment, registration in the Central Bank system is mandatory.
For purchase of personal-use property, it's not legally required, but it's strongly recommended, precisely to ensure you can repatriate the capital later without a hassle.
When it applies, the deadline is up to 30 days after the funds arrive, and missing it carries a fine of R$ 2,500 to R$ 250 thousand. This is not the kind of deadline you let slip by.
What the bank will ask of you
Brazilian tax ID (CPF), mandatory even for foreigners
ID document (passport)
Proof of address abroad
Document proving the purpose: purchase agreement or purchase promise
In some cases, proof of lawful origin of the funds
For foreigners, some documents need Hague apostille and sworn translation.
How off-plan purchases work
The logic here is different—and typically simpler.
When you buy directly from the developer, you don't send the full amount all at once. You make a down payment at signing — at Vivapark, 2% of the property price — and then monthly installments.
This means smaller, recurring payments instead of one large transfer. Many people living abroad end up opening a bank account in Brazil just for this: they send a larger amount every so often at a good exchange rate and pay the installments from there.
It's worth talking with a currency exchange broker about this setup before you start. Planning your transfers ahead usually costs less than improvising every month.
Deadlines you can't miss
Central Bank registration, when applicable: 30 days after the down payment
Currency exchange contract validity at the notary: 60 to 90 days
Income tax filing: by May 31 of the following year
Need help with the logistics?
Our team has worked with buyers sending funds from the United States, Europe, and Argentina. We know which exchange brokers typically offer the best rates for this kind of transaction and how to sync your transfer schedule with the developer's payment timeline.
WhatsApp: (47) 99953-6922. We speak Portuguese, English, and Spanish.
Informational content, with rules current as of September 2026. Currency exchange operations and taxes should be validated with your financial institution and a specialized accountant.
Sources: Decree no. 12,499/2025 (IOF-Currency Exchange) · Central Bank of Brazil currency exchange rules · Federal Revenue guidance for non-residents, 2026.
