The central document of a safe purchase in Brazil is the property’s updated title record (matrícula): it shows the true owner, mortgages, attachments and other liens. Around it, verify the seller’s certificates, the clearances (condo fees and property tax) and — if the plan involves income — the building’s documents.
Property documents
- Updated title record (full certificate issued within the last few days).
- Property-tax clearance and condo-fee clearance — condo debts follow the property, not the seller.
- Occupancy permit/annotations when there were relevant renovations.
Seller documents
Civil, tax and labor court certificates, plus protest registries. They reveal the risk of the sale being challenged later (fraud against creditors). A married seller’s spouse joins the deed; for companies, add corporate certificates.
Building documents — the step almost everyone skips
The convention, internal rules and assembly minutes define what you will be allowed to do with the unit — including short-term rental. Buying without reading them is buying a rule you do not know. That is exactly the gap Building Due Diligence closes, with a signed, dated report.
Frequently asked questions
What is the matrícula?
The property’s individual record at the real-estate registry, with its history of owners and liens. In Brazil, only registration on the matrícula transfers ownership.
Who pays the transfer tax (ITBI) and how much is it?
The buyer, as a rule. The rate is municipal — in Rio de Janeiro and most capitals it is around 2% to 3% of the value.
Do I need a lawyer to buy?
Not mandatory, but recommended. And specialized building analysis — like Investemporada’s — covers the layer that defines the yield.