Print Friendly, PDF & Email

How to Check Property Records in Brazil

You want to be as sure as possible that the person selling the property is actually registered as the legal owner of the property. If you have a reasonable degree of trust in the seller, you may ask him/her to provide a copy of the property registration (“matrícula do imóvel”). The seller’s name should appear as the last owner in the ownership chain (series of records showing each owner of the property over time). Once you review the registration, there shouldn’t be any mentions of debt attached to the property (in addition to other legal situations such as “usufruto”, etc.).

Suggested Timeline:

  • if the seller has a recent copy of the property registration and you trust the seller, we can review the property registration provided directly by the seller. From 2 to 3 days
  • For unknown sellers, we recommend you to obtain a copy of the property registration directly with the registration office in Brazil (“cartório de registro de imóveis”) instead of relying on the seller.
  • From 10 to 15 days (usually faster but it may take longer depending on the registration office workload)

There are many checks that are required when buying properties in Brazil. Some of them are done at this first stage, while others will usually be done only after you have provided a downpayment. Some of the checks done at this early state are related to:

Basics of the Brazil Real Estate Registry System

In Brazil, the real estate registry system is pivotal for anyone, including foreigners, looking to acquire property. The system is decentralized, with each municipality having one or more “Cartório de Registro de Imóveis” (Real Estate Registry Office) responsible for maintaining property records. When a foreign citizen is interested in buying property, they must consult this registry to verify the current property owner, check for any outstanding liens or encumbrances, and ensure the property has clear legal titles.

Foreigners are allowed to buy most types of property in Brazil, but there are certain restrictions on rural and border areas. After the property’s purchase, the transfer of ownership is registered at the local “Cartório de Registro de Imóveis.” For reliable and up-to-date information on the Registry in charge of a certain property, foreign citizens may consult official sources like the National Justice Council (Conselho Nacional de Justiça).

Note: While this explanation gives an overview, actual processes or requirements may vary. Always consult directly with local authorities or legal experts when considering property investments in Brazil.

Checking Property Records in Brazil?
We Can Help You

[email protected]
(214) 432-8100

#1  Contact us to get a free quote, or
#2 Schedule a Consultation now.

Brazil Property Record Database

In Brazil, the property record system is a foundational tool for tracking real estate transactions and ownership. This system is managed at a municipal level through the “Cartório de Registro de Imóveis” (Real Estate Registry Office). Registries are linked to a specific jurisdiction, which may match or not a municipality. Some smaller cities may not have their own registry having to rely on the registry located in a larger nearby city while larger cities such as Sao Paulo will have literally dozens of registries. Registries are somewhat decentralized seeking to ensure that property details, histories, and legal statuses are recorded. Registries follow rules dictated by the states and these rules may change substantially.

The “Cartório de Registro de Imóveis” not only contains information about the current and previous property owners but also about outstanding mortgages, liens, or legal constraints on the property. For someone looking to understand a property’s complete history, including any changes in ownership or legal disputes, this database is the primary source of information.

However, accessing the “Brazil property record database” might not be as straightforward as online databases in other countries. While some municipalities and states have modernized their systems and offer digital access, many still operate through traditional in-person requests. Foreigners seeking to explore these databases, especially for investment purposes, should either visit the respective “Cartório de Registro de Imóveis” in person or hire local legal assistance to facilitate the process.

For authoritative information and guidelines on accessing these records, potential property buyers and researchers can refer to the National Justice Council (Conselho Nacional de Justiça) or the Brazilian Institute of Real Estate Law (Instituto Brasileiro de Direito Imobiliário). These organizations may help you understand a bit more on the intricacies of property records in Brazil.

As with any property transaction or research, it’s essential to consult directly with the appropriate local authorities or legal experts to ensure accuracy and comprehensiveness.

7 Fatal Mistakes to Avoid When Buying Property in Brazil

ONR – The Leading Database of Registries in Brazil

The “Operador Nacional do Sistema de Registro” (ONR) in Brazil is an attempt to create a national system of registrars, focusing on standardizing and modernizing registry services in Brazil.

The website “” is associated with the “Operador Nacional do Sistema de Registro” (ONR) in Brazil. The ONR is tasked with overseeing and standardizing registry services across the country. Their online platform serves as a centralized resource for these services, aiming to streamline and modernize real estate and other related registry transactions in Brazil. By providing digital tools and information, the website seeks to ensure transparency, accessibility, and reliability in the nation’s registry processes.

Those interested in Brazil’s registry systems, either for real estate transactions or other purposes, can refer to this platform for relevant resources and guidelines.he ONR’s website play a crucial role in bridging the gap between traditional practices and the digital age, facilitating access to essential information and ensuring the integrity of records.

Check the “” portal to see if you can get a copy of the “certidão do registro” for a target property.

Sample of Actual Brazilian Deed

Watch our Video