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Brazil Golden Visa
Cost Calculator.
Enter your investment amount and region to check Golden Visa eligibility and estimate the all-in cost of acquiring a qualifying property in Brazil — ITBI, notary, legal and FX costs, each with its source. Instant, transparent, and free.
Your investment
≈ $185,000 USD · reference rate only
Qualifying threshold: R$ 1.000.000
Spouse and dependent children, excluding you. Does not change the investment threshold.
Static reference rate for context, not a live quote. Your bank/FX provider sets the real rate on the BACEN-registered transfer.
Qualifies for the Golden Visa
Your amount meets the R$ 1.000.000 threshold for this region.
Estimated cost on top of the property price
| Item | Basis | Estimate (BRL) |
|---|---|---|
| ITBI — Property Transfer Tax Source: PMF ITBI Code | 2–3% | — |
| Cartório & Notary (Deed + Registration) Source: TJSC Emoluments | 1–2% | — |
| Legal & Immigration Advisory Source: Market Average | R$15–40k | — |
| FX Transfer / Remittance Spread Source: Market Average | ~0.5–1% | — |
| Acquisition costs subtotal | — | |
| Total all-in (property + costs) | — |
Residency cards issued
1
You only — no additional investment required for family.
Annual holding cost
R$5–15k/yr
IPTU — Annual Property Tax — recurring, not part of the acquisition total.
Full process timeline
6–12 months
Property selection → CRNM residency card. 4-year temporary residency converts to permanent.
Indicative estimate — not legal advice. Figures are ranges based on published Santa Catarina rates and market averages, current as of July 2026, and exclude items that vary case-by-case (e.g. sworn translations, apostilles, government GRU fees). Immigration rules and municipal rates change — verify with a licensed immigration lawyer and tax professional before committing funds. The full investment must be transferred from abroad through Brazil’s official banking system and registered with the Central Bank (BACEN). Mortgages or local financing do not count towards the qualifying threshold. Spouse and dependent children are included in the same application under Art. 37 of Law 13,445/2017, with no additional investment threshold. Each family member receives their own CRNM residency card. Per-person document costs (apostilles, sworn translations, government GRU fees) vary by nationality and are not estimated here.
How this calculator works.
Every figure is a published rate or a clearly-labelled market range. Nothing is invented — where a cost varies, we show the range and its source.
Tax
2–3%ITBI — Property Transfer Tax
Municipal transfer tax, settled before the public deed (Escritura) is formalised. Rate varies by city — Florianópolis, Balneário Camboriú, Itapema and Porto Belo currently levy 2%.
Closing Costs
1–2%Cartório & Notary (Deed + Registration)
Deed registration (Escritura Pública) at the Tabelionato plus title registration at the Cartório de Registro de Imóveis. State-mandated regressive scale.
Fees
R$15–40kLegal & Immigration Advisory
Covers CPF registration, BACEN compliance, MigranteWeb filing and the full residency authorisation application. Flat professional fee — varies by case complexity, not by property price.
FX Transfer
~0.5–1%FX Transfer / Remittance Spread
Estimated spread on the BACEN-registered exchange contract used to remit the investment from abroad. Varies by provider and amount — always compare live quotes.
Golden Visa cost questions.
The Brazil Golden Visa requires a qualifying property investment of at least R$1,000,000 (or R$700,000 in North/Northeast regions). On top of the property price, budget roughly 3.5–6% for acquisition costs — ITBI transfer tax (2–3%), notary and registration (1–2%), and the FX transfer spread (~0.5–1%) — plus a flat R$15,000–R$40,000 legal and immigration advisory fee. Use the calculator above for an itemised estimate on your specific budget.
The standard minimum is R$1,000,000 in urban real estate across the South, Southeast and Central-West — including Santa Catarina. A reduced R$700,000 threshold applies in the North and Northeast. The full amount must be transferred from abroad and registered with the Central Bank (BACEN); mortgages and local financing do not count.
The main one-off acquisition costs on top of the purchase price are: ITBI property-transfer tax (2–3%, 2% in the Santa Catarina beach cities), Cartório notary and title registration (1–2%), the FX remittance spread on the BACEN-registered transfer (~0.5–1%), and a flat legal and immigration advisory fee of R$15,000–R$40,000. IPTU annual property tax (roughly R$5,000–R$15,000/yr) is a recurring holding cost, not part of the acquisition total.
No. The full qualifying amount must be transferred from abroad through Brazil’s official banking system and registered with the Central Bank (BACEN). Mortgages or local financing do not count towards the R$1,000,000 (or R$700,000) threshold.
No. Your spouse and financially dependent children can be included in the same application at no additional investment threshold — the R$1,000,000 (or R$700,000) minimum is unchanged. Each family member receives their own CRNM residency card. Per-person document costs such as apostilles and sworn translations vary by nationality and are not included in the calculator estimate.
The full process typically takes 6 to 12 months, from property selection through to issuance of the CRNM residency card. The initial 4-year temporary residency converts to permanent once you prove the qualifying investment has been maintained.
Ready to Make Your Move?
James Rocks
Golden Visa / VIPER programme
“The calculator gives you the shape of the numbers — send us your actual budget and target city and our team will turn it into a real, itemised acquisition cost plus a shortlist of properties that clear the threshold.”
- No obligation — just options
- English-speaking team, CRECI registered
- Full legal and compliance support included
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