Brazil Property Registry (Matrícula) Explained: How to Read It Before You Buy
If you’re buying property in Brazil, the most important document is not the listing, the photos, or even the “story” the seller tells you.
It’s the matrícula — the official property registration record held by the local Cartório de Registro de Imóveis (Real Estate Registry Office).
In this guide, I’ll show you what the matrícula is, what to look for, and how to spot the red flags that can turn a “great deal” into a nightmare.
What is a matrícula, in plain English?
A matrícula is the “life story” of a property, recorded by the registry office that has jurisdiction over that address/area.
It usually includes:
- Who owns the property right now
- How the ownership changed over time (sales, inheritances, partitions, etc.)
- A legal description of the property (size, boundaries, registry details)
- Notes about mortgages, liens, usufruct, easements, restrictions, or other encumbrances
If you want to see how registry checks usually work, here is a helpful overview: Verification of Property Records and Deeds in Brazil
Why you should never rely on a PDF sent by the seller
Most sellers are honest, but the risk is still yours. The safest approach is to request the matrícula directly from the registry office (or through a trusted professional).
Why? Because you want:
- A recent issuance date (older copies can miss new liens or lawsuits)
- A complete, unedited record
- Confidence that the document matches the registry’s files
How to request the matrícula (typical flow)
The exact method depends on the registry office, but the workflow is usually:
- Identify which Cartório de Registro de Imóveis is responsible for the property (jurisdiction matters).
- Request an updated matrícula (and sometimes an ônus reais certificate).
- Pay the registry fee.
- Receive the document (digital or physical, depending on the registry).
A common timeline is days to a couple of weeks, depending on how busy the registry office is.
How to read a matrícula: the parts that matter most
1) Property identification
Start by confirming the basics: address, unit number, building name, lot number, and the official description. Make sure it matches what you think you’re buying.
2) Current owner and seller authority
The seller must match the registered owner — and if the seller is married, in a divorce, or selling through a company, there may be signature rules.
If you want to see how lawyers review party information and authority, read: How to Review the Public Deed of Sale (Escritura) in Brazil
3) Encumbrances and restrictions (the “red flag” area)
This is where you look for mortgages, liens, usufruct rights, court orders, or other restrictions. A few examples:
- Mortgage or fiduciary lien (alienação fiduciária)
- Usufruct (someone has the right to use the property even if you “own” it)
- Judicial liens, attachments, or pending lawsuits that affect the property
- Restrictions on sale or partition (depends on the case)
If you see something you don’t understand, don’t guess. Ask for clarification before you pay anything.
4) Construction and compliance notes
Depending on the property type, you may also need to check if the construction is properly registered and regularized. This is especially important for houses, new builds, and rural properties.
Here’s a practical list of documents and certificates that often come up during a registry check: Examples of documents and certificates required
What a “clean” matrícula usually looks like
In general, a cleaner file tends to have:
- The seller clearly listed as the current owner
- A description that matches the real property (no weird inconsistencies)
- No outstanding liens, mortgages, or restrictions that prevent the sale
- A normal chain of title (no suspicious gaps or rushed transfers)
That doesn’t mean the deal is automatically safe — it just means you have a better starting point.
Where Deed Scanner fits in
If you’ve ever looked at a matrícula, you know the problem: it’s long, dense, and full of legal shorthand.
Our Deed Scanner is built to help you *understand what you’re looking at* by turning the document into a structured summary and highlighting key parts.
It’s not a legal opinion, and it doesn’t replace a lawyer. But it can help you ask better questions and move faster.
Frequently Asked Questions
1. Is the matrícula the same as the escritura (deed)?
They’re related, but not the same. The escritura is the public deed signed at the notary. The matrícula is the registry record that shows the official ownership status over time.
2. When do I officially become the owner?
In Brazil, ownership is typically recognized after registration at the Cartório de Registro de Imóveis. Signing the deed alone may not be enough.
3. Can I check property records remotely?
Often yes, but it depends on the registry’s systems. Many buyers rely on local support to request updated records.
4. Should I review the matrícula before sending a deposit?
Ideally, yes. At minimum, review it before you send meaningful money or sign anything binding.
Recommended reading
- Verification of Property Records and Deeds in Brazil
- How to Review the Public Deed of Sale (Escritura) in Brazil
- Examples of documents and certificates required
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.