1. Choose the city and your intended use
Investing for resale, vacation rentals (short-term rentals), or personal use changes your choice. For vacation rentals, distance from the beach, parking spaces, and leisure amenities matter most. For resale, key factors are the price per square meter in the neighborhood and the construction phase when you buy. Compare cities in off-plan apartments on the coast.
Run the numbersINCC calculator for off-plan installmentsINCC-M over 12 months: 6.61% (FGV)Open the calculator2. Verify the developer and the development registration
Under Law 4.591/1964, the developer can only sell units after registering the development registration (registro da incorporação) at the Real Estate Registry (cartório). The registration number (the "R.I.") must appear in marketing materials and contracts. Also request:
- the updated property registration record (matrícula) for the land;
- the specification sheet (memorial descritivo), outlining finishes and delivered features;
- confirmation of segregated assets (patrimônio de afetação) under Law 10.931/2004, which separates construction funds from the company's general assets;
- the developer's delivery history and track record.
3. Understand the payment schedule
A typical schedule includes a down payment (sometimes split into a few installments, known as a down payment in installments), monthly installments during construction, annual or bi-annual balloon payments, and the remaining balance at key handover. During construction, the balance is adjusted by the INCC (Brazil's national construction cost index). Ask for a table detailing all installments and totals, not just the down payment.
4. Read the contract before signing
The purchase agreement must include the summary of terms (quadro-resumo) required by Law 13.786/2018: price, payment terms, correction index, delivery date, delay tolerance (up to 180 days), and rules for contract cancellation (distrato). For foreign buyers, read the guide on buying property in Brazil while living abroad.
5. Monitor construction progress
Request progress reports, photos, and, when visiting the region, inspect the show unit and construction site. The estimated delivery date is provided by the developer and may vary within the contractual grace period.
6. At handover
You perform an inspection, settle or finance the balance, and receive the keys. Next come the deed (escritura), ITBI (the municipal property transfer tax), and registration under your name. Full details are in the guide on costs of buying off-plan property.
Risks you need to know
- Delivery delays, beyond the contractual tolerance period.
- Balance adjustments via INCC, which can rise faster than your income or local resale prices.
- Appreciation is not guaranteed. Past prices reflect historical data; future values are estimates.
- Liquidity: selling prior to handover depends on market conditions and developer approval.