Buying a lot follows a predictable sequence: visit, paperwork check, offer, contract, paying a municipal tax (ITBI), a deed and, only then, registration in your name at the registry office. Skipping or misunderstanding any of these steps is usually what stalls the process or creates legal risk down the line.
Before visiting: what to decide first
Before scheduling a visit, it's worth deciding: your total available budget (including the transfer tax and registration costs, not just the lot's price), your preferred sector or area, and the minimum size you need for the building project you have in mind.
Step 1: visit and choose the lot
During the visit, besides checking location and the view, it's worth looking at the land's topography (flat or sloped) and the infrastructure already delivered on that specific lot's street, not just across the subdivision as a whole.
Step 2: check the subdivision's and the lot's paperwork
Before making any offer, confirm the subdivision is legalized: see the full checklist of documents to request (an updated deed certificate, a municipal permit or compliance certificate, an environmental license where applicable, a debt clearance certificate). Skipping this step is the most expensive mistake anyone can make, because an irregular subdivision's contract can later be voided, with installments refunded, but with no guarantee of compensation for appreciation lost along the way.
Step 3: offer, reservation and the promise-of-sale contract
Once you've chosen the lot, the reservation is usually formalized with an offer and then a promise-of-sale contract (contrato de promessa de compra e venda), the preliminary instrument where the buyer commits to paying the agreed amount and the seller commits to transferring the lot once the contract's conditions are met. In properly registered subdivisions, this preliminary contract can also be registered at the real estate registry office, which gives the buyer more security even before the final deed.
Step 4: payment method and balance adjustment
In most subdivisions, payment is made in installments directly with the developer, with the outstanding balance adjusted by a market index, usually IGPM. See how that adjustment works month by month, and why that index is the standard for this kind of contract before signing.
Step 5: transfer tax, deed and property registration
Once the contract's conditions are met (usually full payment, or an agreed minimum installment), three final steps officially transfer the lot into your name:
- ITBI (Property Transfer Tax): a municipal tax, paid at the city hall of the municipality where the lot is located, usually between 2% and 5% of the property's value. The exact rate and the right time to pay vary by municipality; it's worth confirming directly with the city hall. Without proof of payment, the notary's office won't draw up the deed.
- Public deed: for properties valued above 30 times the minimum wage, the law requires a public deed drawn up at a notary's office (tabelionato de notas).
- Registration at the real estate registry office: only once the deed (or an equivalent instrument) is registered on the lot's record at the real estate registry office does the buyer officially become the owner.
When the deed actually transfers to your name
Signing the promise-of-sale contract doesn't transfer ownership; it only guarantees the right to demand that transfer once the conditions are met. Ownership officially passes to the buyer only after registration at the registry office. If the seller refuses to execute the deed after everything has been paid, the law allows the buyer to pursue what's called a compulsory adjudication lawsuit (ação de adjudicação compulsória), whose court ruling serves as the title for registration.
How long it takes, from start to registration
The timeline varies quite a bit depending on the city, the registry office, and whether payment is in full or in installments (in which case final registration usually only happens after the debt is settled, or after an advance arrangement set out in the contract). Up-to-date paperwork is usually what speeds the process up the most; expired documents or pending certificates are the most common cause of delay.
What can stall the process
- Expired certificates from the seller/developer at the time of signing.
- Missing spousal consent, where applicable (unresolved marriage, divorce or inheritance situations).
- A subdivision with no registration or pending issues at the city hall (see the legalization checklist).
- Uncertainty about when the transfer tax is due: confirm with the city hall before signing, so you aren't caught off guard by a bill issued outside the expected window.
Quick comparison
| Step | What it is | Who formalizes it |
|---|---|---|
| Offer and reservation | Intent to buy, usually with a deposit | Buyer and developer/seller |
| Promise-of-sale contract | Preliminary commitment, before the deed | Buyer and seller (can be registered at the registry office) |
| ITBI | Municipal tax on the transfer | Buyer pays at the city hall |
| Public deed | Formal transfer instrument (required above 30 times the minimum wage) | Notary's office |
| Registration | The act that actually transfers ownership | Real estate registry office |
How it works at Riviera de Santa Cristina XIII
At Riviera de Santa Cristina XIII, after visiting the Marina and Iate sectors (see the full lot map), the process follows the same path: offer, contract, direct financing adjusted by IGPM and, at the end, a deed and registration of the individualized title in the buyer's name.
Want to schedule a visit and get the process started? Reach our team through the contact form.
Frequently asked questions
Does signing the contract already make me the lot's owner?
No. The promise-of-sale contract guarantees the right to demand the transfer, but ownership only officially passes to the buyer after the deed (or an equivalent instrument) is registered at the real estate registry office.
What is the ITBI, and when do I pay it?
It's the Property Transfer Tax, charged by the municipality where the lot is located, usually between 2% and 5% of the property's value. The exact timing varies by municipality; confirm directly with the city hall before signing.
Do I need a public deed to buy a lot?
For properties valued above 30 times the minimum wage, yes, the law requires a public deed drawn up at a notary's office before registration at the registry office.
What happens if the subdivision isn't properly registered?
The contract can be voided, with installments refunded, but with no guarantee of compensation for appreciation lost along the way. That's why confirming the subdivision's legal status before making any offer is the single most important step in the process.
What can I do if the seller won't sign the deed after everything is paid?
The law allows the buyer to pursue a compulsory adjudication lawsuit, whose court ruling stands in for the deed for registration purposes.