Investor visa in Brazil: should you invest in a business or in real estate?
The investor visa in Brazil is a residence permit granted to foreign nationals who invest capital in the country. There are two legal avenues: investing in a Brazilian company (RN13) or in urban real estate (RN36). Each has its own minimum investment amount, validity period, and requirements.
Many businesspeople and foreign families want to live in Brazil legally and permanently. The challenge arises when choosing the right path. Investing in the wrong company or in real estate priced above the required value can delay the process by months. The difference between RN13 and RN36 is not a mere bureaucratic detail. It determines the residency timeline, documentation requirements, and long-term strategy.
This guide compares the two types of investor visas side by side. You’ll learn about costs, processing times, requirements, and how to decide between investing in a business or in real estate.
What is the investor visa in Brazil?
An “investor visa” is the common name for a residence permit granted on the basis of investment. Technically, Brazil does not issue a single “investor visa.” Instead, it grants residency to foreign nationals who can demonstrate that they have invested capital in the country, in accordance with the rules of the National Immigration Council (CNIg).
The legal basis is found in the Migration Law (Law No. 13,445/2017) and in two regulatory resolutions:
- RN13: investment by an individual in a corporation, that is, in a Brazilian company.
- RN36: Investment in urban real estate in Brazil.
Both lead to legal residency, including a CPF number, a National Migration Registry Card (CRNM), and the right to live in the country. The choice between them depends on the investor’s profile and the purpose of the move.
How does the corporate investor visa (RN13) work?
The RN13 grants residency to foreigners who invest in a company in Brazil. The focus of the regulation is on creating jobs and generating income. Simply investing money is not enough: applicants must submit a solid investment or business plan.
The application is reviewed by the General Coordination of Labor Immigration at the Ministry of Justice and Public Security. The process is handled through the MigranteWeb system. You can view the details of the Residence permit based on investment in a business entity directly on the Immigration Portal.
How much needs to be invested in RN13?
The general minimum amount is R$ 500,000 in foreign currency. There is a notable exception for innovation-related businesses.
| Modality | Minimum amount | Condition |
|---|---|---|
| Standard investment | R$ 500,000 | Investment plan to create jobs and generate income |
| Innovation and technology | R$ 150,000 | Innovation, scientific, or technological research |
The R$ 150,000 rule applies to startups and technology-based companies. It was strengthened by recent updates to the regulation in 2024.
What requirements must the company meet?
The company receiving the investment must demonstrate a tangible economic impact. Among the factors evaluated are:
- Job creation potential in Brazil.
- A business plan with a clear feasibility analysis and timeline.
- The funds invested must be of lawful and external origin.
The term of the RN13 concession is indefinite. In practice, the investor does not need to renew it every few years. This indefinite term also paves the way for the Brazilian naturalization in the future, once the residency requirements have been met.
How does the real estate investment residency program (RN36) work?
The RN36 program grants residency to foreigners who purchase real estate in Brazil using their own funds from abroad. It is the preferred route for those who want a physical asset in the country, rather than a business venture.
[IMAGE: close-up of hands reviewing a real estate purchase agreement, with keys and a passport on a dark wooden table; a Brazilian residential building seen through a large window. ALT-TEXT: “Residence through real estate investment with property purchase in Brazil”. FORMAT: WebP]
The transfer of capital must be carried out by an institution authorized by the Central Bank. The property may be completed or under construction. The rules are set forth in the Normative Resolution No. 36 on Real Estate Investment from the CNIg.
What is the minimum amount for a real estate investment?
The minimum value is R$ 1,000,000 for urban real estate. There is a significant regional discount.
| Property location | Minimum amount |
|---|---|
| South, Southeast, and Midwest | R$ 1,000,000 |
| North and Northeast | R$ 700,000 |
You can combine multiple properties to reach the required amount. Any amount exceeding R$1,000,000 can even be financed. The minimum down payment, however, must come from abroad.
How long does the residency period last for each property?
The initial RN36 residence permit is valid for 4 years. After that period, it can be converted to an indefinite permit.
To maintain this benefit, investors are required to meet a residency requirement. They must stay in Brazil for at least 14 days—either consecutive or non-consecutive—every two years. This is a requirement that many people overlook, and it could cost them their residency.
RN13 or RN36: Which investment path should you choose?
There is no single “best” option in absolute terms. There is, however, the option that best aligns with your goal. The table below summarizes the key differences between the two types of investor visas.
| Criteria | RN13 (company) | RN36 (property) |
|---|---|---|
| Type of contribution | Investment in a Brazilian company | Purchase of urban real estate |
| Minimum amount | R$ 500,000 (or R$ 150,000 for innovation) | R$ 1,000,000 (or R$ 700,000 in the North/Northeast) |
| Initial deadline | Undetermined | 4 years |
| Operational requirement | Business plan and job creation | Property maintenance and minimum stay |
| Typical profile | Businessman, partner, active investor | Private and family investor |
Those looking to start or expand a business in Brazil tend to choose RN13. Those seeking a safe investment and a family-oriented environment usually opt for RN36. In some cases, investors combine strategies over time.
What steps can be taken to prevent the application from being denied?
Most issues with investor visas do not stem from the amount invested. They stem from the documentation and the legal framework. A poorly structured application can lead to rejection and a waste of time.
The most sensitive areas are usually:
- Proof of the external and lawful origin of the funds.
- Investment plan in accordance with the requirements of the standard.
- Documents with certified translations and Hague Apostilles.
- Compliance with Federal Police registration deadlines.
In processes managed by consulting firms such as Target Relocation, which serves more than 70 multinational companies, the work begins with an analysis of the investor’s profile and determining the correct classification under RN13 or RN36. This step prevents the rework typically associated with applications filed without the proper legal basis.
Frequently Asked Questions About the Investor Visa
What is the difference between RN13 and RN36?
The RN13 is a residency program based on investment in a Brazilian company, with a minimum investment of R$500,000. The RN36 is a residency program based on investment in urban real estate, with a minimum investment of R$1,000,000. The RN13 has an indefinite term from the outset. The RN36 starts with a 4-year term and can later become indefinite.
How do I include my family on the investor visa?
The holder of an investor visa may include dependents for family reunification purposes, such as a spouse and children. Each dependent must submit their own application for a residence permit, which is linked to the investor’s application. The family’s documentation must also be certified by a sworn translator and apostilled, depending on the country of origin.
What documents are required for the application?
The required documents vary depending on the route chosen, but generally include a passport, proof of the international transfer of capital, and criminal background checks. Most require a certified translation and Hague Apostille. Document support services, such as those offered by Additional certification and translation services, they usually oversee the process from start to finish.
Is it worth applying for an investor visa under RN36 in the North or Northeast?
That might be the case, because the minimum amount drops to R$ 700,000 in those regions. That’s a 30% discount from the national cap of R$ 1,000,000. The decision, however, should take into account the local real estate market and the investor’s goals. Buying cheaply without future liquidity isn’t always an advantage.
How does the renewal of residency through real estate investment work?
On the RN36 program, the initial 4-year residency period can be converted to an indefinite term. To do so, the investor must prove that they continue to own the property and submit the CRNM and criminal background checks. It is important to remember the rule requiring a minimum stay of 14 days in Brazil every two years.
Investing in Brazil: a strategic decision, not just a financial one
There are two distinct paths for obtaining an investor visa in Brazil. The RN13 visa is for those who invest in a company, with a minimum investment of R$500,000 and an indefinite term. The RN36 visa is for those who invest in real estate, with a minimum investment of R$1,000,000 and an initial residency period of 4 years.
The choice between the two options isn't just a financial one. It involves life goals, risk tolerance, and family plans. A business owner planning to operate in the country has different needs than a family looking for a safe haven.
People considering moving to Brazil often explore several options for residency at the same time. In addition to investment, there are options related to employment, such as the RN03 technical inspection, whether for employment or family reunification. Understanding each category before moving your funds is what distinguishes a smooth process from an application bogged down in red tape.
