Normative Resolution No. 36/2018 created a direct pathway for foreigners who wish to live legally in Brazil through real estate investment. The goal is clear: to attract international capital and strengthen the Brazilian real estate market, especially in expanding regions.
Under these rules, a foreigner may obtain a residence permit by purchasing an urban property using personal funds brought from abroad. The minimum investment is R$ 1 million, but this amount may be reduced by up to 30% for properties located in the North and Northeast, making these regions even more attractive for those seeking higher appreciation potential. The property may be completed or under construction — it only needs to be in an urban area and properly registered.
The initial residence authorization is typically valid for four years and may later be converted into a permanent residence permit, provided the investment is maintained. The required commitment is simple: the investor must remain in Brazil for at least 14 days every two years. If the investor sells the property or fails to meet the minimum stay requirement, the authorization may be reviewed.
Although it grants the right to reside in the country, the rule does not automatically confer citizenship — it only regulates residence based on the investment. The foreign investor must still comply with the general rules of the Brazilian Migration Law.
This model brings Brazil in line with international residency-by-investment programs, strengthening the real estate sector, stimulating urban development, and offering foreign investors legal security, appreciation potential, and the chance to build a life in the country.
The main advantage of this type of visa is that it allows the foreign investor to live legally in Brazil while building wealth, combining quality of life with financial opportunity. Unlike other types of residency, the real estate investment visa offers strong legal certainty, low bureaucracy after approval, and gives the investor complete freedom to choose where to live, work, or build a business.
Additionally, real estate in Brazil tends to appreciate over time — especially in growing regions such as the Northeast — making this visa not only a path to residency but also a solid investment strategy, with economic return potential and easier access to the Brazilian market.
