Housing in Brazil: How does it work? A guide for immigrants

In this text, we will explore the main housing regulations in Brazil, as well as how rentals work throughout the country. You will also see how to rent a property in Brazil and buy a property in Brazil, which may be a big dream of yours at the moment!

Stay with me to learn more details and see what are the best ways to live in the country.

If you would like legal assistance from our team, send us a message on WhatsApp.

What are the housing options for immigrants in Brazil?

There are several housing options for immigrants in Brazil, depending on a variety of factors such as location, budget, and personal preferences.

Renting an apartment or house: This is a popular option for many immigrants. There are different types of units available for rent in urban and rural areas, varying in size, amenities, and price;
Bed and breakfasts or rooms for rent: Many people offer rooms in their homes for rent, which can be a more affordable option and provide a sense of community;
Student residences: For immigrants who are coming to Brazil to study, universities often offer student residence options;
Hostels and hostels: For temporary or short-term stays, hostels, and hostels can be an affordable and convenient option;
Shared housing: Some immigrants choose to share a house or apartment with other individuals to reduce housing costs;
Social housing programs: In some Brazilian cities, there are social housing programs that offer subsidized housing to low-income families, including immigrants who qualify;
Temporary housing: For newcomers who are still settling in, there are services and organizations that offer temporary housing until they can find permanent housing.

How can foreigners rent property in Brazil?

Foreigners can rent property in Brazil by following some specific steps and requirements, that is, to obtain housing in Brazil:

Documentation: Foreigners usually need to provide documents such as a valid passport, CRNM, and a residence visa or work visa, depending on the situation. Some landlords may ask for proof of income or references;
Guarantor or guarantees: Some landlords may require a Brazilian guarantor or other forms of guarantee, such as a security deposit or insurance bond, to ensure compliance with the rental agreement;
Negotiating the contract: Once the desired property has been selected, the foreigner must negotiate the terms of the rental agreement with the landlord or real estate agent. This includes details such as the rental amount, lease term, responsibilities of the parties involved, and termination conditions;
Payment of rent and charges: Payment of rent and associated charges is typically made monthly, according to the terms of the contract. Foreigners should make sure they understand how and when these payments are to be made.

Are there any restrictions on foreigners renting property?

In Brazil, there are no specific restrictions on foreigners renting property. In other words, obtaining housing in Brazil. However, there are some requirements and procedures that foreigners must comply with, which are similar to those required for Brazilian citizens, such as documentation, proof of income and sometimes a guarantor.

What is the average cost of rent in Brazil?

The average cost of rent in Brazil varies according to the months and years. However, in 2023, there was a 9.24% increase in the first half of the year, according to data from the FipeZAP+ Index.

In addition, the cost of rent in Brazilian capitals tends to be higher than the national average, with significant variations between them. For example, cities such as São Paulo, Rio de Janeiro and Brasília tend to have higher rents than other capitals.

The South and Southeast regions of Brazil tend to have the highest rents, while the North and Northeast regions tend to have lower costs.

Here is the table with the cities and their respective average rental values per square meter (R$/m²), according to the FipeZAP Index:

City	R$/m²
Barueri (SP)	R$ 59,06
São Paulo (SP)	R$ 51,62
Florianópolis (SC)	R$ 49,81
Recife (PE)	R$ 47,78
Santos (SP)	R$ 45,50
Rio de Janeiro (RJ)	R$ 45,10
Brasília (DF)	R$ 40,57
São José (SC)	R$ 37,88
São José dos Campos (SP)	R$ 37,85
Belo Horizonte (MG)	R$ 36,76
Curitiba (PR)	R$ 36,17
Goiânia (GO)	R$ 36,07
Campinas (SP)	R$ 34,87
Praia Grande (SP)	R$ 34,82
Santo André (SP)	R$ 34,05
Guarulhos (SP)	R$ 33,52
Salvador (BA)	R$ 33,10
Porto Alegre (RS)	R$ 31,67
São Bernardo do Campo (SP)	R$ 29,76
Joinville (SC)	R$ 28,39
Fortaleza (CE)	R$ 28,36
Niterói (RJ)	R$ 26,81
Ribeirão Preto (SP)	R$ 23,82
São José do Rio Preto (SP)	R$ 21,83
Pelotas (RS)	R$ 17,59

Housing in Brazil: How does the rental agreement system work in the country?

In Brazil, the rental agreement system can vary slightly depending on the preferences of the landlord and tenant, but generally involves some common options for guaranteeing payment and compliance with the contract.

Guarantor: A guarantor is a person who agrees to assume the financial responsibilities of the rental agreement if the tenant fails to fulfill their obligations, such as paying the rent. The guarantor must own property and prove sufficient income to be accepted as a guarantee;
Surety bond insurance: Surety bond insurance is a service offered by insurance companies in which the tenant pays an annual amount to guarantee the rental. If the tenant fails to fulfill their obligations, the insurance company is called to cover the costs, including the payment of the rent;
Security deposit: The tenant can offer a security deposit, which is an amount of money usually equivalent to three times the amount of the rent. This deposit is kept by the landlord during the term of the contract and can be used to cover damages to the property or to pay rent arrears, should they occur;
Guaranteed rent: Some real estate agencies offer guaranteed rent services, in which they assume the risk of tenant default in exchange for an additional fee. If the tenant fails to pay the rent, the real estate agency is responsible for covering the costs and taking any necessary legal action;
Reference letter: In some cases, especially for foreigners or people without proof of income in the country, the landlord may accept a reference letter from an employer or other reliable source as a guarantee of payment.

What are the best areas to rent a property in Brazil?

The best areas to rent a property in Brazil can vary depending on individual preferences, employment opportunities, infrastructure needs and desired quality of life. However, some areas are known for offering a good quality of life, access to essential services, safety and job opportunities.

São Paulo: As the largest city in Brazil, São Paulo offers a wide variety of employment opportunities, a vast array of leisure, cultural and entertainment options, as well as a well-developed infrastructure. Neighborhoods such as Itaim Bibi, Vila Madalena, Moema and Jardins are highly sought after;
Rio de Janeiro: Known for its stunning beaches, natural landscapes and vibrant lifestyle, Rio de Janeiro is a popular choice for many. Neighborhoods such as Ipanema, Leblon, Copacabana and Botafogo are highly desired;
Florianópolis: Located in the state of Santa Catarina, Florianópolis is famous for its paradisiacal beaches, pleasant climate and high quality of life. Neighborhoods such as Centro, Beira Mar Norte, Jurerê Internacional and Lagoa da Conceição are highly sought after;
Brasília: As the capital of Brazil, Brasília offers a good quality of life, a well-planned infrastructure and several job opportunities, especially in the public sector and in government-related companies. Neighborhoods such as Asa Sul, Asa Norte and Lago Sul are popular;
Belo Horizonte: Capital of the state of Minas Gerais, Belo Horizonte is known for its culture, gastronomy, and quality of life. Neighborhoods such as Savassi, Funcionários, Lourdes and Anchieta are highly sought after.

In addition to these, other cities such as Curitiba, Porto Alegre, Recife, Salvador, Manaus, among others, also offer good housing options and job opportunities in various sectors.

What are the short-term rental options?

There are numerous short-term rental options available in Brazil to meet the needs of those looking for a temporary stay.

These include websites that specialize in offering properties, hotels, hostels, guesthouses, and even residents who rent out part of their homes or rooms.

Are there government housing assistance programs for immigrants in Brazil?

In Brazil, there are government housing assistance programs that can benefit immigrants, although eligibility may vary depending on the specific program and the individual’s immigration status.

Minha Casa, Minha Vida (MCMV) Program: This is a federal government program that aims to facilitate access to decent housing for low-income families;
Social Rent: Some Brazilian municipalities offer social rent programs for families in situations of social vulnerability or that have been affected by natural disasters;
Municipal Housing Programs: In addition to federal programs, many Brazilian municipalities have their own housing programs aimed at providing affordable housing for their residents. Some of these programs may include the construction of housing complexes, rent subsidies, or facilitated financing for homeownership. Immigrants who are legal residents in Brazil may be eligible to participate in these programs, as long as they meet the criteria established by the municipality.

However, you should be aware that eligibility to participate in these programs may be subject to different criteria, including family income, socioeconomic status and immigration status.

How can foreigners buy property in Brazil?

For foreigners to buy property in Brazil, the person must have a valid CPF (Brazilian Individual Taxpayer Registry) registered in the country. To obtain the document, the foreigner must fill out a form with the Federal Revenue Service, presenting their passport or National Foreigner Registry (RNE), the current CRNM.

Housing in Brazil: is buying property in Brazil difficult?

Buying property in Brazil can be a challenging process, but not necessarily difficult, especially if you are well informed and have the appropriate assistance.

Documentation and bureaucracy: The process of buying property in Brazil involves a significant amount of documentation and bureaucratic procedures. This may include obtaining personal documents, such as a CPF, analyzing property documents, signing contracts and registering the property at the property registry office. Although it may seem complex, having the guidance of a specialized lawyer and a real estate agent can make this process easier;
Restrictions for foreigners: Foreigners who wish to buy property in Brazil may face some restrictions, especially in the case of rural properties or in areas considered to be of national security concern. Therefore, you should be aware of these restrictions and follow applicable legal procedures, such as obtaining prior authorization from the National Council of Justice, if necessary.

What are the best regions to buy a property in Brazil?

Choosing the best region to buy a property in Brazil can vary according to personal tastes and intentions. In other words, to rent a property in Brazil and/or buy a property in Brazil, you need to analyze what is most important to you. However, some stand out, including in terms of quality of life and a booming real estate market, according to the FipeZap Index:

Balneário Camboriú – Santa Catarina;
Itajaí – Santa Catarina;
Itapema – Santa Catarina;
Florianópolis – Santa Catarina;
São José – Santa Catarina;
Vitória – Espírito Santo;
Vila Velha – Espírito Santo;
São José dos Pinhais – Paraná;
São Bernardo do Campo – São Paulo;
Contagem – Minas Gerais;
Campo Grande – Mato Grosso do Sul;
Goiânia – Goiás;
Maceió – Alagoas.

Are there any restrictions on foreigners purchasing property in the country?

Yes, there are some restrictions on foreigners purchasing property in Brazil. The main restrictions are related to the acquisition of rural properties and properties located in areas considered to be of national security, such as border areas. Therefore, be careful when renting property in Brazil or buying property in Brazil, specifically in these areas:

Rural Properties: According to Brazilian law, foreigners who do not reside in Brazil or foreign companies cannot acquire rural properties with an area greater than certain limits established by law. In addition, even in smaller rural properties, the acquisition by foreigners may be subject to prior authorization from the National Institute of Colonization and Agrarian Reform (INCRA);
National Security Areas: Foreigners may also face restrictions on acquiring properties in areas considered to be of national security, such as border areas. In these regions, the acquisition of property by foreigners may require prior authorization from the National Council of Justice (CNJ) and/or other competent authorities.

What are the options for purchasing high-end properties and condominiums?

In Brazil, there are a variety of options for purchasing high-end properties and condominiums, which offer comfort, security and exclusive amenities.

High-End Apartments: In large cities such as São Paulo, Rio de Janeiro and Brasília, there is a wide range of luxury apartments located in upscale neighborhoods and valued areas. These apartments generally offer large spaces, high-quality finishes, modern infrastructure and a series of services and facilities, such as leisure areas, swimming pools, gym, 24-hour security and even concierge services;
Houses in Gated Communities: Gated communities are a popular option for those seeking security, privacy and quality of life. These developments generally offer spacious homes, designed with a high standard of finish and integration with nature. In addition, the condominiums usually have a wide range of leisure infrastructure, such as clubs, sports courts, green areas, trails and monitored security;
Residential Resorts: In some tourist regions of Brazil, such as coastal and mountainous areas, you can find residential resorts that offer high-end properties integrated into a hotel complex. These resorts usually include high-end houses, apartments or villas, as well as a wide range of services and amenities, such as spas, restaurants, swimming pools, sports and recreational activities, providing an exclusive lifestyle experience.

What are the real estate financing options for foreigners?

Real estate financing options for foreigners in Brazil may vary depending on the bank or financial institution, as well as the individual’s immigration status. In other words, to rent a property in Brazil or buy a property in Brazil, you need to follow some rules:

Direct Financing with Banks: Some banks in Brazil offer real estate financing to foreigners, subject to certain conditions. Generally, the foreigner must have permanent residence in Brazil or a valid work visa. The bank may request additional documentation, such as proof of income, credit history and passport;
Financing through Government Programs: Some government real estate financing programs, such as the Minha Casa, Minha Vida Program, may be open to foreigners with permanent residence in Brazil. However, it is important to check the specific eligibility criteria of each program;
Financing through International Banks: Some foreigners choose to obtain real estate financing through international banks, using external resources to purchase properties in Brazil. In this case, you should pay attention to the exchange rates and loan conditions;
Financing through Construction and Real Estate Developers: Some construction and real estate developers offer direct financing options for the purchase of units in real estate developments. These financing options may be more flexible in terms of requirements, but are generally only available for properties under construction or newly built;
Financing through Brokers and Specialized Consultants: Some real estate brokers and specialized consultants offer advisory services to foreigners interested in purchasing property in Brazil, including the search for financing options that are appropriate to their needs and profile.

What are the home insurance options available?

The home insurance options available vary from provider to provider. However, foreigners must have the necessary documents and legal immigration status in Brazil in order to use the service.

Housing in Brazil

Now you know the main rules for housing in Brazil, as well as the main ways to pay rent and the main Brazilian cities most sought after for housing. You can also understand how to rent a property in Brazil and buy a property in Brazil.

In addition, you have learned more about the Index that measures the price of rent in Brazil and the main options, including government programs, such as Minha Casa Minha Vida.

If you would like legal assistance from our team, send us a message on WhatsApp.