Can foreigners get a mortgage in Brazil?

Yes, foreigners with a permanent visa (CRNM) or residency in Brazil can access property financing. Most banks require a valid CRNM, regular CPF, income verification in Brazil, an active bank account for at least 6 months, and an adequate credit score.

What is the difference between SFH and SFI?

SFH (Housing Finance System) offers lower rates (8.5% to 10% per year), uses FGTS and savings resources, and finances properties up to R$ 1.5 million. SFI (Real Estate Finance System) has no value limit, uses market resources, and has higher rates (10% to 13%).

What interest rates apply to foreigner mortgages?

Rates for foreigners tend to be 1% to 2% higher than for Brazilians, ranging from 9.5% to 13% per year in 2026. The rate depends on the bank, credit profile, down payment, and property type. Private banks generally offer more flexible conditions than Caixa.

What is the minimum down payment for foreigners?

The minimum down payment ranges from 20% to 40% of the property value. At Caixa Econômica Federal, foreigners with CRNM can finance up to 80% under SFH. Private banks generally require a minimum 30% down payment for foreigners, potentially reaching 40% based on credit analysis.

Can non-resident foreigners get a mortgage in Brazil?

Generally no. Most Brazilian banks require residency (CRNM or residency protocol) for mortgage approval. Non-resident foreigners can purchase properties with cash or seek financing through international banks with operations in Brazil.

Mortgage and Financing for Foreigners in Brazil

Direct Answer

Foreigners with a CRNM (National Migration Registration Card) or permanent visa can finance property in Brazil, with the possibility of financing up to 80% of the value through SFH (Housing Finance System). Interest rates range from 9.5% to 13% per year, with a maximum term of 35 years. Requirements include a regular CPF, income verification, an active bank account, and an adequate credit score. This guide details financing modalities, bank requirements, and strategies for approval. Learn more about our immigration and visa services.

Who Can Get a Mortgage?

Access to property financing in Brazil for foreigners depends primarily on immigration status:

By Immigration Status

Status	Financing	Notes
CRNM (permanent)	Yes	Full access, including SFH
Temporary visa (> 2 years)	Possible	Some banks accept
Refugee (with protocol)	Possible	Special conditions
Tourist	No	Cash purchase only
Non-resident	No	Rare exceptions

Common Documentary Requirements

Regular CPF with the Receita Federal
Valid CRNM (or residency protocol)
Income verification in Brazil (last 3 to 6 months)
Active bank account for at least 6 months
Updated proof of address
Income tax return (if tax resident)
Marital status certificate (with sworn translation if needed)

Financing Modalities

SFH — Housing Finance System

The SFH is the primary housing credit system in Brazil, regulated by Lei 4.380/64:

Feature	SFH
Maximum property value	R$ 1,500,000
Maximum financing	80% of value
Interest rate (2026)	8.5% to 10% per year
Maximum term	35 years (420 months)
Funding sources	FGTS and savings deposits
Mandatory insurance	MIP (death/disability) + DFI (physical damage)
Amortization	SAC or PRICE

SFH Advantages:

Lowest interest rates in the market
FGTS use (only for Brazilians and contributing foreigners)
Mandatory housing insurance protects the borrower
Fiduciary alienation as guarantee (faster execution in case of default)

SFI — Real Estate Finance System

The SFI, regulated by Lei 9.514/97, is more flexible:

Feature	SFI
Maximum property value	No limit
Maximum financing	70% to 80% of value
Interest rate (2026)	10% to 13% per year
Maximum term	30 years (360 months)
Funding sources	Market (free resources)
Mandatory insurance	MIP + DFI
Amortization	SAC or PRICE

When to use SFI:

Properties valued above R$ 1,500,000
When the buyer does not meet SFH requirements
Commercial properties
Second financed property

Real Estate Consortium (Consórcio)

Interest-free alternative (administration fee only):

Feature	Consórcio
Credit letter value	Up to R$ 2,000,000
Term	10 to 20 years
Administration fee	15% to 22% of total
Interest	None
Contemplation	By draw or bid
FGTS use	For bid or amortization

Bank Comparison (2026)

Major Institutions

Bank	Rate (SFH)	Max Financing	Accepts Foreigners
Caixa Econômica	8.5% to 9.8%	80%	Yes (with CRNM)
Banco do Brasil	8.9% to 10.5%	80%	Yes (with CRNM)
Itaú	9.5% to 11.0%	80%	Yes (case by case)
Bradesco	9.5% to 10.8%	80%	Yes (with CRNM)
Santander	9.9% to 11.5%	80%	Yes (more flexible)
Inter	9.9% to 12.0%	70%	Case by case

Caixa Econômica Federal

Caixa is the primary bank for housing finance, accounting for over 65% of contracts in Brazil:

Specific requirements for foreigners:

CRNM with minimum 1-year validity
Income verified through CTPS, employment contract, or pro-labore
Checking account at Caixa (can be opened during the process)
Credit analysis with minimum score (not publicly disclosed)

Private Banks

Private banks tend to be more flexible with foreigners:

Individualized profile analysis
Possibility of considering foreign income (with documentation)
Negotiable rates based on relationship
Faster approval process

Amortization Systems

SAC (Constant Amortization System)

Decreasing installments over time
Fixed monthly amortization + decreasing interest
Lower total interest payment than PRICE
Higher initial installments

PRICE (Price Table)

Fixed installments throughout the contract
Increasing amortization + decreasing interest
Higher total interest payment than SAC
Lower initial installments

Practical Comparison

Scenario: R$ 500,000 financing over 360 months at 10% per year.

System	First Installment	Last Installment	Total Paid
SAC	R$ 5,555	R$ 1,428	R$ 1,253,000
PRICE	R$ 4,387	R$ 4,387	R$ 1,579,320

Step-by-Step Financing Process

1. Simulation

Before searching for a property, run simulations at different banks:

Bank online portals (simulators)
Banking correspondents
Specialized advisory

2. Credit Analysis

The bank analyzes:

Payment capacity (installment up to 30% of income)
Credit history (SPC/Serasa)
Income stability
Declared assets

3. Property Appraisal

After preliminary approval:

The bank assigns an appraiser
The appraisal report determines market value
Financing is calculated on the lower value (purchase price or appraisal)

4. Legal Analysis

The bank verifies:

Property matrícula
Seller and buyer certificates
Urban compliance
Absence of encumbrances

5. Contract Signing

Financing contract with fiduciary alienation
Registration at the Real Estate Registry
ITBI payment

6. Credit Release

After contract registration, the bank releases the funds to the seller
Average timeline: 5 to 15 business days after signing

Tips for Approval

For Foreigners

Maintain an active bank account for at least 6 months before applying
Build credit history: Use a credit card, pay bills on time
File income tax returns: Even if not mandatory, strengthens your profile
Verify income clearly: Pay stubs, employment contract, tax return
Prepare a substantial down payment: The larger the down payment, the higher the approval chance
Consider private banks: More flexible than public banks for foreigners
Keep CPF regular: Check periodically with the Receita Federal

Financing Costs

Beyond monthly installments, financing involves additional costs:

Cost	Approximate Value
Appraisal fee	R$ 3,000 to R$ 5,000
IOF on contract	0.38% of financed amount
MIP + DFI insurance	Included in monthly installment
Credit opening fee	R$ 0 to R$ 3,000 (varies)
Contract registration	R$ 1,000 to R$ 5,000
ITBI	2% to 3% of property value

Portability and Renegotiation

Credit Portability

Since 2014, borrowers can transfer their mortgage to another bank with better conditions:

No transfer cost (the new bank absorbs it)
Interest rate reduction
Term maintenance or extension
New appraisal report may be required

Renegotiation

The borrower can renegotiate conditions with their current bank:

Interest rate reduction
Term extension
Extraordinary amortization with term or installment reduction
FGTS use for amortization (contributors)

Legal Aspects of Financing

Fiduciary Alienation

The property remains in the bank’s name (resoluble ownership) until full payment. In case of default:

Notification through the property registry (15-day cure period)
Consolidation of ownership in the bank’s name
Extrajudicial auction (two rounds)
Return of surplus to the borrower

Borrower Rights

Early payoff at any time (no penalty)
Portability to another bank
Clear information about CET (Total Effective Cost)
Annual statement of balance evolution

For information on the complete purchase process, see our guide on foreigners buying property in Brazil.

Conclusion

Property financing for foreigners in Brazil is accessible for those with a CRNM who meet documentary and income requirements. The choice between SFH and SFI, comparison across banks, and adequate financial planning are decisive for obtaining the best conditions.

The assistance of an attorney specialized in real estate law ensures the financing contract meets the buyer’s needs and complies with current legislation. Contact ZS Advogados for personalized guidance.

This article is for informational purposes only and does not constitute legal advice. Each case has specific circumstances that should be analyzed by a qualified attorney.