Best Golden Visa Lawyers in Santa Isabel

About Golden Visa Law in Santa Isabel, Brazil

In Brazil, the term Golden Visa is commonly used to describe residence-by-investment options, although it is not an official legal label. These pathways are regulated at the federal level and are available across the country, including in Santa Isabel in the state of São Paulo. The core legal framework is the Migration Law - Law No. 13.445 of 2017 - and its regulation under Decree No. 9.199 of 2017, complemented by normative resolutions issued by the National Immigration Council within the Ministry of Justice and Public Security. Two investment routes are most relevant. First is investment in a Brazilian company, which generally requires a minimum capital contribution and a credible business plan that supports economic activity and job creation. Second is investment in urban residential real estate, regulated by a specific normative resolution that sets minimum investment thresholds and proof-of-funds rules. Property located in Santa Isabel can qualify under the real estate option if it meets the federal criteria.

Under the real estate route, the minimum value commonly applied in the Southeast region - which includes São Paulo state and Santa Isabel - is typically BRL 1,000,000, with lower thresholds applicable only in North and Northeast regions. The purchase must be funded with the applicant’s own foreign-origin resources transferred through the Brazilian banking system. Off-plan acquisitions can qualify if specific escrow and construction progress conditions are met. Most residence authorizations under the real estate route are initially temporary for two years and can be converted to an indefinite residence once conditions are met and maintained. Company investment options may offer a path to temporary or indefinite residence depending on the project, investment amount, and job creation plan.

Applications can be made either from abroad or in Brazil, with final registration handled by the Brazilian Federal Police, who issue the national migration card known as the CRNM. Because the rules are federal, the substantive eligibility is the same in Santa Isabel as elsewhere in Brazil, although municipal taxes and property procedures are local.

Why You May Need a Lawyer

Residence-by-investment cases combine immigration, corporate, property, tax, and regulatory issues. A lawyer can structure the investment to meet immigration criteria, confirm that the selected property or corporate vehicle satisfies the specific normative resolution, and manage document legalization, sworn translations, and timing. For real estate, counsel will coordinate title due diligence with the local Real Estate Registry Office that has jurisdiction over Santa Isabel, confirm zoning and occupancy documentation, review the purchase and sale instrument, and ensure the funds transfer and exchange contract comply with anti-money laundering and currency regulations. If buying off-plan, a lawyer can verify escrow and construction milestones required by the immigration rules.

For the company investment route, a lawyer can incorporate the entity with the São Paulo State Board of Trade, draft corporate documents and the investment plan, arrange Central Bank foreign direct investment registration when applicable, and align the immigration filing with operational milestones. In both routes, counsel helps avoid common pitfalls such as using financing where own foreign funds are required, buying non-qualifying property, or missing deadlines for Federal Police registration and renewal. Counsel can also coordinate allied professionals such as a certified accountant for tax registration and filings, and a sworn translator for document translations.

Local Laws Overview

Immigration rules are federal. The Migration Law and regulations, plus National Immigration Council normative resolutions, set the eligibility and documentary requirements for investment-based residency. Key themes include proof that funds came from abroad through the formal banking system, clean background checks, and maintenance of the qualifying investment through the temporary period until conversion to indefinite residence where applicable. Family reunification is available for spouses, partners, dependent children, and certain other dependents.

Property purchases follow São Paulo state and Santa Isabel municipal procedures. Urban residential properties in Santa Isabel are recorded at the competent Real Estate Registry Office, and transfers require a public deed before a Notary Public, followed by registration of title. Municipal transfer tax known as ITBI applies on property transfers, with the specific rate and tax base set by the municipality. Annual property tax known as IPTU is also municipal. Condominium rules and zoning restrictions apply locally. Buyers must obtain a Brazilian tax number known as a CPF before closing. If you form a company for the investment route, you will obtain a CNPJ and register corporate acts with the São Paulo State Board of Trade known as JUCESP. Foreign direct investments in companies are registered with the Central Bank when applicable. Foreign exchange is transacted through authorized banks, and documents from abroad generally require apostille and sworn translation in Brazil.

After approval of the residence authorization, you must register with the Federal Police within the prescribed timeframe to obtain the CRNM. Failure to register or to appear for renewal can lead to cancellation. Extended absence from Brazil after obtaining indefinite residence can also affect your status, so travel patterns should be discussed with counsel.

Frequently Asked Questions

Does Brazil officially have a Golden Visa?

Golden Visa is an informal term. Brazil offers residence-by-investment pathways under the Migration Law. The two main routes are investment in a Brazilian company and investment in qualifying urban residential real estate. Santa Isabel properties can be used if they meet the federal criteria.

What are the minimum investment amounts?

For company investment, the typical minimum is BRL 500,000, with potential reductions for innovative or technology ventures that meet specific criteria. For the real estate route in São Paulo state, the commonly applied minimum is BRL 1,000,000 for urban residential property. Values and conditions can be updated by new resolutions, so verify the current thresholds before committing funds.

Can I combine more than one property in Santa Isabel to reach the threshold?

Yes, multiple residential urban units can usually be combined to reach the minimum, provided all funds come from the applicant’s own foreign resources through the Brazilian banking system and all properties comply with the rule’s requirements. Titles must be clean and fully registered.

Can I use a mortgage or seller financing?

For the portion that counts toward the immigration minimum, the regulations require the applicant’s own foreign-origin funds. Financing may be used only for any amount above the minimum. The purchase agreement and bank exchange records should clearly evidence how the qualifying funds were applied.

Can I buy off-plan property in Santa Isabel?

Off-plan purchases can qualify if the development uses a compliant escrow or allocation mechanism and if progress and disbursement conditions set by the immigration rules are met. Extra documentation is required to prove allocation of funds to construction. Legal due diligence on the developer and escrow structure is essential.

How long is the residence valid, and can it become permanent?

Real estate based residence is commonly granted for two years initially. If you maintain the qualifying investment and meet the conditions, you can apply to convert to an indefinite residence. For company investment, some cases can qualify for indefinite residence after demonstrating implementation of the project and economic impact. Exact validity depends on the applicable resolution and your documents.

Can my family come with me?

Yes. Spouses or partners, minor or dependent children, and certain other dependents can apply through family reunification tied to the principal investor’s status. They will also register with the Federal Police and receive their own CRNM cards.

Do I need to live in Brazil full time to keep the residence?

There is no blanket full time residence requirement, but you must register on time, maintain the qualifying investment, and avoid long absences that could risk cancellation, especially after indefinite residence is granted. Spending more than 183 days in Brazil in a 12 month period can make you a Brazilian tax resident, which has tax consequences to plan for.

What taxes and costs should I expect when buying property in Santa Isabel?

Expect municipal ITBI transfer tax, notary and registry fees, possible real estate broker commission, annual IPTU property tax, IOF on foreign exchange, and legal and translation fees. ITBI rates are set by each municipality, so confirm Santa Isabel’s current rate and tax base before closing.

What documents will I need?

Typical documents include a valid passport, recent background certificates from your country of residence, proof of clean immigration record in Brazil if applicable, Brazilian CPF, proof of funds from abroad and exchange contracts, purchase documents or corporate investment documents, civil status certificates for family members, and sworn translations of foreign documents with apostille. Additional project-specific items such as a business plan or property appraisal may be required.

Can I sell the property or withdraw investment after I get residence?

Selling or reducing the investment below the minimum during the temporary period usually jeopardizes your residence. After conversion to indefinite residence, different rules may apply. Always seek legal advice before changing the investment during the qualification period.

Additional Resources

National Immigration Council within the Ministry of Justice and Public Security - sets the rules for residence-by-investment and adjudicates residence authorizations.

Brazilian Federal Police - handles in-country registration, biometrics, and issuance of the CRNM migration card.

Federal Revenue Service of Brazil - issues CPF tax numbers and oversees individual tax compliance.

Central Bank of Brazil - oversees foreign exchange and foreign capital registrations related to company investments.

São Paulo State Board of Trade known as JUCESP - registers company formations and corporate changes for São Paulo state entities.

Real Estate Registry Office with jurisdiction over Santa Isabel - records deeds and property titles and provides title certificates for due diligence.

Notary Publics known as Tabelionatos - issue public deeds, authenticate signatures, and provide notarial services required for property transactions.

Municipality of Santa Isabel - assesses ITBI transfer tax and IPTU property tax and provides local zoning and occupancy information.

Bar Association of São Paulo known as OAB São Paulo - can help locate licensed immigration and real estate lawyers.

Registry of Sworn Public Translators in São Paulo - lists translators authorized to provide official translations of foreign documents.

Next Steps

Define your goal and timeline. Decide whether the real estate or company investment route best fits your profile. Consider family members who will apply with you.

Engage a licensed Brazilian immigration lawyer, ideally with real estate or corporate experience in São Paulo state. Ask for a written scope, timeline, and fee estimate.

Obtain a CPF, which is required for banking, tax, and property transactions. Your lawyer and accountant can assist with tax and registration formalities.

For real estate in Santa Isabel, conduct title and zoning due diligence through the competent Real Estate Registry Office before signing or paying. Confirm ITBI and closing costs, and arrange a compliant foreign exchange transfer through a Brazilian bank.

For company investment, incorporate the entity at JUCESP, open a corporate bank account, and register foreign capital with the Central Bank when required. Prepare a business plan that aligns with immigration criteria.

Gather documents and arrange apostilles and sworn translations. Your lawyer will assemble the residence authorization application and file it with the appropriate authority.

After approval, appear at the Federal Police within the deadline to register and collect your CRNM. Track renewal or conversion milestones and maintain the qualifying investment through the required period.

Coordinate tax planning early. Understand when you become a Brazilian tax resident and how Brazilian rules will affect rental income, dividends, capital gains, and worldwide income.

Keep records of funds transfers, property registrations, and corporate activity. These will be needed for renewals and for conversion to indefinite residence.

If circumstances change, such as selling the property or restructuring the investment, consult your lawyer in advance to preserve your immigration status.