Question 1

O Brazilestate é gratuito?

Accepted Answer

Sim, durante o piloto. Se algum recurso passar a ser pago, avisaremos no site antes de isso acontecer.

Question 2

Um estrangeiro pode comprar um imóvel no Brasil?

Accepted Answer

Sim, um imóvel urbano em seu próprio nome, sem necessidade de residência ou visto. Você precisa de um CPF (número de contribuinte brasileiro), de dinheiro trazido por um contrato de câmbio formal e do registro da escritura no cartório de registro de imóveis. Terrenos rurais e áreas de fronteira têm restrições.

Question 3

O que é um CPF e como eu consigo um?

Accepted Answer

É o Cadastro de Pessoas Físicas do Brasil, exigido para qualquer compra. Pode ser obtido sem morar no Brasil, por um consulado ou pelo site da Receita Federal, de graça ou quase de graça.

Question 4

O Airbnb é permitido em qualquer apartamento que eu comprar?

Accepted Answer

Não por padrão. Desde a decisão do STJ de 7 de maio de 2026, explorar uma unidade de prédio residencial como hospedagem de curta duração é mudança de destinação do edifício, o que exige voto de dois terços dos condôminos. Uma convenção que nada diz não equivale a permissão. A plataforma não é o que decide: o tribunal entendeu que o meio de disponibilização do imóvel não define a natureza jurídica do negócio. Em maio de 2026 o STJ também afetou essa questão ao rito dos repetitivos (Tema 1.443) e suspendeu, em todo o país, os processos sobre ela, suspensão divulgada pela Corte em 17 de setembro de 2026; até o julgamento, trate a regra dos dois terços como a posição anterior da Corte, não como precedente vinculante.

Question 5

Que prova de permissão para Airbnb eu devo pedir?

Accepted Answer

A convenção ou uma ata de assembleia registrada que autorize expressamente estadias curtas. Uma carta do síndico é mais fraca; a palavra de um corretor não é prova. Classificamos essa evidência em graus A, B, C em cada anúncio verificado.

Question 6

Quanto custa comprar, além do preço do imóvel?

Accepted Answer

Cerca de 4% a 6%: o ITBI, imposto municipal de transmissão (2% a 3%, 3% em São Paulo), mais emolumentos de cartório e registro (1% a 2%). Por costume, o vendedor paga a comissão do corretor.

Question 7

Quando eu realmente me torno o proprietário?

Accepted Answer

Só quando a escritura é registrada na matrícula do imóvel, no Cartório de Registro de Imóveis. A assinatura no cartório de notas, sozinha, não transfere a propriedade.

Question 8

Como é tributada a renda de aluguel?

Accepted Answer

Residentes: tabela progressiva mensal de até 27,5%, com IPTU, condomínio (quando você paga) e taxas de administração dedutíveis. A partir de 2026, a renda tributável total de até R$5.000 por mês é efetivamente isenta (Lei 15.270/2025), o que zera o imposto para muitos pequenos proprietários. Não residentes: 15% sobre o aluguel já deduzidos os encargos que o proprietário efetivamente suporta, como a comissão de intermediação (25% para jurisdições de tributação favorecida listadas).

Question 9

Que imposto eu pago ao vender?

Accepted Answer

O ganho de capital para pessoas físicas começa em 15% (até R$5 milhões de ganho). Residentes têm isenções (venda do único imóvel até R$440.000; reinvestimento dentro de 180 dias). Não residentes não têm as isenções dos residentes: 15%, subindo por faixas acima de R$5 milhões de ganho, ou 25% para jurisdições de tributação favorecida listadas.

Question 10

Uma compra pode mesmo ser cancelada anos depois?

Accepted Answer

Em situações definidas, pode. Desde a Lei 13.097/2015, o que não está averbado na matrícula não pode ser oposto ao comprador de boa-fé, e o artigo 54 diz que comprovar essa boa-fé não exige certidões forenses. A proteção não é completa: não alcança a falência posterior do vendedor, as formas de aquisição ou perda da propriedade que independem de registro, nem a execução fiscal, em que matrícula limpa e boa-fé não bastam como defesa. Tire as certidões mesmo assim, como diligência, não como condição legal.

Question 11

O que é um leilão e por que ele importa?

Accepted Answer

Um leilão judicial ou extrajudicial, muitas vezes com os melhores preços do mercado. Leia o edital: ele diz se a unidade está ocupada, que taxas você paga e quais são os prazos. O que ele não pode fazer é lhe transferir a dívida tributária antiga. Na arrematação em hasta pública, o tributo sub-roga-se no preço, e o STJ fixou no Tema 1134 que cláusula de edital em sentido contrário é inválida. Isso vale para leilões judiciais; outras modalidades e editais anteriores exigem leitura própria. As dívidas de condomínio ficam em outro plano. Cuidado com "descontos" inflados calculados sobre o valor de avaliação, e não sobre o preço real de mercado.

Question 12

O que significa o ranking por VPL neste site?

Accepted Answer

Cada anúncio passa por um modelo completo de investimento (financiamento, reforma, cenários de aluguel, impostos, venda) e é classificado pelo valor presente líquido em comparação com um benchmark de renda fixa, usando premissas que você pode conferir e alterar. São estimativas educativas, nunca retornos prometidos.

Question 13

O que fazem os níveis de verificação?

Accepted Answer

Perguntar ao corretor (gratuito durante o piloto): nossa lista padronizada de perguntas ao corretor do anúncio. Documentos do prédio: encomendamos e lemos a convenção e as atas recentes, e registramos o que dizem sobre locação por temporada, com um grau de evidência. As certidões do vendedor e a matrícula são trabalho de advogado, não nosso, e dizemos isso sempre.

Question 14

Is real estate in Brazil a good investment in 2026?

Accepted Answer

At the average price, no. In the engine's base case an average-priced apartment in the prime neighborhoods of São Paulo and Rio returns a modeled 7.2% to 8.5% a year after tax over ten years, against an assumed 9.8% after tax in Brazilian fixed income, with the Selic at 14.00% since 5 August 2026. Listings priced in the bottom third of their neighborhood (one in ten in Itaim Bibi, one in five in Pinheiros, in our database of 7 September 2026), buildings that expressly allow short stays, and auctions can pass, and every listing improves if rates fall faster than the market expects.

Question 15

What is the rental yield in Brazil?

Accepted Answer

Gross asking yields were 6.43% in São Paulo and 6.25% in Rio in mid-2026 (FipeZap, June 2026); the dearest neighborhoods yield 5.2% to 5.6%, cheaper ones up to 7.6%. After costs and the non-resident's 15% withholding, an average-priced prime apartment pays 3% to 4.3% in cash in year one.

Question 16

What tax does a foreigner pay on rental income in Brazil?

Accepted Answer

A non-resident pays 15% of the rent, withheld at source in the month it is received, or 25% from a listed low-tax jurisdiction. The base is the rent less the charges the owner actually bears, which are the property taxes and fees, the condominium, the cost of collecting the rent and any sublease rent paid (Income Tax Regulation, articles 42 and 763); in a standard lease the tenant pays the condomínio and the IPTU, so the owner cannot deduct them. Residents pay the progressive table up to 27.5% after the same exclusions, with a reduction from 2026 that cancels the tax up to R$5,000 of monthly taxable income and tapers away by R$7,350 (Law 15.270/2025).

Question 17

What tax does a foreigner pay when selling property in Brazil?

Accepted Answer

15% of the gain up to R$5 million, then 17.5%, 20% and 22.5% in bands above it, or 25% throughout from a listed low-tax jurisdiction. The gain runs from the acquisition cost you can document, the buyer or the buyer's attorney-in-fact withholds on the day of the sale, and none of the exemptions residents use apply (Carvalho Barros, August 2026, citing Normative Instruction SRF 208/2002).

Question 18

How do prices in Brazil compare with other countries?

Accepted Answer

São Paulo's average apartment costs US$2,155 per m² against US$6,896 in Madrid and US$9,655 in London (Global Property Guide, July 2026). Best district against best district, Itaim Bibi averages US$3,920 per m², about a third of Madrid's Salamanca and a ninth of Mayfair.

Question 19

How much does an apartment cost in Itaim Bibi, São Paulo?

Accepted Answer

FipeZap's average asking price was R$19,990 per m² in July 2026 (FipeZap), about US$3,920. In our database (7 September 2026) apartments of 80 to 120 m² run from under R$10,000 to over R$40,000 per m², median R$16,186.

Question 20

What rent does a 100 m² apartment in Itaim Bibi get?

Accepted Answer

About R$9,330 a month at FipeZap's June 2026 asking rent of R$93.3 per m² (FipeZap rental index), more in a newer building on a high floor, less in an older one at street level. The tenant pays the condomínio and the IPTU on top.

Question 21

Is buying an apartment in São Paulo a good investment?

Accepted Answer

At the neighborhood's average price, no. In the engine's base case an average-priced Itaim Bibi apartment returns a modeled 7.5% a year after tax over ten years, against an assumed 9.8% after tax in Brazilian fixed income, with the Selic, Brazil's policy rate, at 14.00% since 5 August 2026. In that base case 150 of 1,542 Itaim Bibi listings pass, Listing A among them; faster easing improves every listing, but we have not calculated how many would then pass.

Question 22

Is Airbnb allowed in São Paulo apartments?

Accepted Answer

In a residential building, only where the convention or a registered assembly minute authorizes the use. Since the STJ's ruling of 7 May 2026, running a unit as short-stay accommodation is treated as a change of the building's use, which takes a two-thirds vote of the owners (STJ, REsp 2.121.055). Where it is allowed, a 100 m² Itaim Bibi flat earns about 30% more after tax on our August 2026 calibration.

Question 23

Are investor studios in São Paulo a good investment?

Accepted Answer

The Pinheiros studio above shows an asking-price gross yield of about 8% against 5.6% for a typical Itaim Bibi flat, but on our calibration a 25 m² unit earns about the same after tax let long term or short term, so the case rests on the yield, not on an Airbnb premium.

Question 24

Is Airbnb allowed in Brazilian condominiums?

Accepted Answer

In a residential building, only where the convention or a registered assembly minute authorizes the use. Since the STJ's ruling of 7 May 2026, running a unit as short-stay accommodation is treated as a change of the building's use, which takes a two-thirds vote of the owners (REsp 2.121.055; Civil Code, article 1.351). In May 2026 the STJ also took this question up as binding repetitive Theme 1,443 and suspended every pending case on it nationwide, a suspension the Court publicized on 17 September 2026; until it rules, treat the two-thirds rule as the Court's earlier position, not a binding precedent.

Question 25

What did the STJ actually decide in May 2026?

Accepted Answer

That intensive short-stay letting is an atypical arrangement between a residential lease and hotel accommodation, and that offering a unit that way in a residential building changes the use it was set up for, so it requires the two thirds a change of use requires. The court also held that the way the property is offered, the platform itself, does not determine the legal nature of the arrangement (STJ, Second Section). In May 2026 the STJ also took this question up as binding repetitive Theme 1,443 and suspended every pending case on it nationwide, a suspension the Court publicized on 17 September 2026; until it rules, treat the two-thirds rule as the Court's earlier position, not a binding precedent.

Question 26

Does this ban Airbnb in Brazil?

Accepted Answer

No, this is not a nationwide ban. It decides who gets to authorize the use in a residential condominium. The building's and the unit's designation, and what is actually being run there, determine whether a change-of-use approval is needed. It does not regulate the platforms, and it does not touch a building whose convention already authorizes short stays.

Question 27

How do I check whether a building allows short-term letting?

Accepted Answer

Ask for the convention and the assembly minutes of the last few years, and read them for authorization covering the accommodation business you intend, which is not the same as permission for an ordinary locação por temporada. A síndico's letter helps but does not settle it, and a broker's word settles nothing. Have a local property lawyer confirm what you find.

Question 28

Can a building ban Airbnb after I buy?

Accepted Answer

Yes, by the same two-thirds vote that would authorize it. That is why an apartment bought on the strength of short-stay income carries a risk a long-term rental does not, and why every listing on Brazilestate shows its short-stay status, with the verification date and the evidence grade where we have read the documents. In May 2026 the STJ also took this question up as binding repetitive Theme 1,443 and suspended every pending case on it nationwide, a suspension the Court publicized on 17 September 2026; until it rules, treat the two-thirds rule as the Court's earlier position, not a binding precedent.

Question 29

Is the two-thirds rule final?

Accepted Answer

No. It is the Second Section's reading in REsp 2.121.055 of 7 May 2026, decided by five votes to four. The same Section is now deciding the question as repetitive Theme 1,443, with every pending case frozen since its order of 26 May 2026, and the federal prosecutor's office argued on 28 August 2026 that a generic residential-use clause is not enough to bar short stays. Until the theme is judged, the May reading stands. Whichever way it goes, on this question a validly voted authorization that covers the use you intend is the only position protected under both outcomes; a later vote can still withdraw it.

Question 30

Can a property purchase be reversed in Brazil?

Accepted Answer

Yes, in three defined circumstances, and they do not work alike. A sale made while the seller faced a ruinous lawsuit can be declared fraud against enforcement, but the creditor must show a registered attachment or that the buyer knew (article 792; Súmula 375). A sale designed to defeat creditors can be attacked for four years, on proof that the seller was insolvent and the insolvency knowable (Civil Code, articles 158 to 165 and 178). Tax is stricter: a sale by a taxpayer whose debt is already enrolled is presumed fraudulent, and good faith alone is not a defense unless the seller left assets or income sufficient to pay the enrolled debt in full (National Tax Code, article 185), or the narrow First Panel ruling applies, where the buyer bought in good faith relying on a clearance certificate the tax authority had issued in error through its own fault alone. Outside tax enforcement, article 54 protects the good-faith buyer against unrecorded claims, subject to its bankruptcy carve-out and to ownership changes that do not depend on registration (Law 13.097/2015, article 54).

Question 31

Do I need certificates to buy an apartment in Brazil?

Accepted Answer

Some are required and most are not. The notary must see proof that the transfer tax was paid, the fiscal certificates and the certificates of ownership and of charges (Law 7.433/1985, article 1, paragraph 2). Beyond those, article 54, paragraph 2 of Law 13.097/2015 says establishing good faith requires no court or distributor certificates at all. Pull them anyway, as due diligence rather than as a legal condition: they are how you find a problem while you can still act on it. The full set is in the checklist above, and it covers the seller as well as the apartment.

Question 32

Do condominium debts pass to the new owner?

Accepted Answer

Yes. Arrears attach to the unit (Civil Code, article 1.345), and unpaid IPTU transfers with the property unless proof of payment is presented at the deed (National Tax Code, article 130). Neither depends on what you knew, so ask for the declaration and the clearance before you sign.

Question 33

If I buy at auction, do I inherit the old debts?

Accepted Answer

In a judicial auction covered by Theme 1134, the property taxes already charged attach to the sale proceeds rather than to you (National Tax Code, article 130, sole paragraph), and an auction notice saying otherwise is invalid. Other kinds of auction, and notices published before that judgment, need their own reading. Condominium arrears sit on a separate footing either way, so read the edital and price them in.

Question 34

Do I need a lawyer to buy property in Brazil?

Accepted Answer

Nothing obliges you to use one, and the notary will not do this work for you. For a few thousand reais a local property lawyer reads the matrícula and the certificates and tells you what they mean. On a purchase of a million reais or more, declining that is the worst trade in the transaction.