Real Estate Closing in Brazil: A Simple Checklist for Foreign Buyers

Brazilian real estate closings feel different if you’re used to the US, Canada, or Europe.

There’s usually a notary office (cartório) involved, a public deed (escritura), a local transfer tax (ITBI), and then a final registration step that makes you the official owner.

This guide gives you a clean, practical checklist so you can move from “offer accepted” to “registered owner” without guessing.

What “closing” means in Brazil

In many Brazilian transactions, “closing” is not just one signature. It’s a chain of steps:

• You prepare documents and clear due diligence.
• You sign the public deed (escritura) at a notary office (or remotely through e-Notariado when available).
• You pay ITBI and closing fees.
• You register the deed at the Cartório de Registro de Imóveis to officially transfer ownership.

That last step — registration — is what usually makes you the owner in practice.

Step 1: Get your CPF early

If you’re a foreign buyer, a CPF is typically required for contracts, deeds, and registration.

If you need a CPF refresher, read: What is CPF Number – How to Get a Brazil CPF in 2023 – For Free!

Step 2: Legalize and translate foreign documents (if needed)

If your key documents are issued outside Brazil (birth certificate, marriage certificate, POA, corporate docs), the cartório may require legalization and sworn translation.

A helpful overview is: How to have your documents legalized to buy property in Brazil

And for the apostille + sworn translation logic, see: Are official translations/apostilles required in Brazil?

Step 3: Complete your due diligence

Before you schedule a deed signing, confirm the property and seller checks are complete. At minimum, you want the most recent matrícula and confirmation of any relevant certificates.

Start here: Verification of Property Records and Deeds in Brazil

Step 4: Align the purchase agreement with the closing reality

Your purchase agreement should match how the closing will actually happen (payment schedule, deadlines, who pays which costs, and what documents are required).

See what agreements commonly include: Draft and Review Property Purchase & Sale Agreements in Brazil

Step 5: Plan the money transfer and support documents

This is where many foreign buyers get delayed: the bank asks for documents to justify the transfer.

Practical approach: prepare your file before you send:

• Signed purchase agreement (or deed draft, if available)
• Seller’s identification details and bank details
• Proof of your source of funds (if requested)
• Any tax guidance/receipts requested by the bank or FX provider

For a deep dive, read: How to Send Money to Brazil in 2023 – The Definitive Guide

Step 6: Schedule the deed signing (escritura)

The notary office (cartório) will usually ask for documents and certificates ahead of time, then schedule the signing.

At signing, the deed is read and confirmed, and then signed by the parties (or their representatives).

If you want to understand what should be reviewed in the deed, see: How to Review the Public Deed of Sale (Escritura) in Brazil

Can you close remotely?

Often, yes — but it depends on the transaction and the cartório.

Two common paths:

• Power of Attorney (POA): you appoint someone (often your lawyer) to sign on your behalf.
• e-Notariado: certain notarial acts can be done online with digital certificate and a video session.
  • POA overview: Power of Attorney – POA – Prepared Abroad for Use in Brazil
  • Online notary overview: Brazil e-Notariado – Get Business Done Remotely

Step 7: Pay ITBI and closing fees

ITBI is a local transfer tax. The rate and payment process depend on the municipality.

In addition to ITBI, you typically have notary fees and registry fees. Ask the cartório for a written cost estimate so there are no surprises.

Step 8: Register the deed (this is what makes you the owner)

After signing, the deed must be registered at the Cartório de Registro de Imóveis.

Once registration is complete, you can request an updated matrícula showing you as the owner.

For a high-level closing checklist, see: How to Prepare for a Real Estate Closing in Brazil

Quick checklist 

1. CPF obtained and verified
2. Foreign documents legalized/apostilled and sworn-translated if needed
3. Updated matrícula obtained from the correct registry
4. Key certificates checked (property + seller)
5. Purchase agreement aligned with closing plan
6. Transfer plan + support documents ready
7. Deed draft reviewed and corrected before signing
8. ITBI and fees budgeted and scheduled
9. Registration filed and tracked until completion
10. Updated matrícula saved (proof of ownership)

Recommended reading

• How to Prepare for a Real Estate Closing in Brazil
• How to Review the Public Deed of Sale (Escritura) in Brazil
• Power of Attorney – POA – Prepared Abroad for Use in Brazil
• Brazil e-Notariado – Get Business Done Remotely
• How to Send Money to Brazil in 2023 – The Definitive Guide

Important note: Brazil Safe Closing provides administrative assistance only. We do not provide legal, tax, financial, or immigration advice. If you need legal advice, talk to a licensed professional.