Real Estate Financing in Florianópolis 2026: SFH, FGTS and Credit for Foreign Buyers

For most buyers, financing is the decision that determines which property is genuinely within reach in Florianópolis. The framework shifted several times across 2025 and 2026, so it pays to start from the figures in force today rather than the ones that were circulating a year ago.

The SFH ceiling has risen to R$ 2.25 million

The Sistema Financeiro de Habitação (SFH), funded by poupança savings (SBPE) and the FGTS, is the route with regulated terms: the total effective cost is capped by law at 12% per year, and the term runs up to 420 months (35 years). In October 2025 the Conselho Monetário Nacional raised the maximum value of a property eligible for SFH financing from R$ 1.5 million to R$ 2.25 million nationwide.

That matters especially in Floripa: with a median residential price of R$ 12,773/m² in December 2025 (FipeZap), a mid-to-large unit easily clears that ceiling. Above the limit, credit moves to the SFI (Lei 9.514/1997), where each bank sets its own terms and rates are generally higher.

Rates, down payment and amortization system

With the Selic rate at 15% for much of 2025, housing loan rates settled around 11%–12% per year, indexed to the TR. Caixa finances up to 80% of the value under the SAC system (decreasing installments, less total interest) and up to 70% under the Tabela Price (fixed installments), so the down payment starts between 20% and 30%. The installment should ideally not take up more than roughly 30% of household income.

FGTS: when and how to use it

The FGTS can be used as a down payment, to amortize or pay off an SFH balance, and to reduce installments. The core conditions: at least 3 years of contributions to the scheme, no other residential property in the municipality (or in neighboring ones or the same metropolitan region), and no active SFH financing. In November 2025 the FGTS Conselho Curador also raised the eligible property value to R$ 2.25 million and unified the rules by contract date.

Minha Casa Minha Vida and the "middle class"

Portaria MCID nº 333 (April 2026) updated the program's income brackets: up to R$ 3,200 (Faixa 1), up to R$ 5,000 (Faixa 2), up to R$ 9,600 (Faixa 3) and up to R$ 13,000 in Faixa 4, the "middle class" tier. The property value caps rose to R$ 400,000 (Faixa 3) and R$ 600,000 (Faixa 4), with subsidized rates that scale by bracket.

What about the foreign buyer?

Buying urban property carries no restriction by nationality or residence in Brazil: a foreigner has the same rights as a Brazilian and needs only a CPF (obtainable at a consulate). Financing, on the other hand, depends on each bank's policy — some require a visa or residence and proof of income. The real restrictions apply to rural land (Lei 5.709/1971) and the border strip; urban land in Florianópolis is, as a rule, unrestricted.

Sources

• Caixa Econômica Federal — new SFH ceiling and credit terms (Oct. 2025).
• Ministério do Trabalho e Emprego / gov.br — FGTS for properties up to R$ 2.25M (Nov. 2025).
• Secom / Ministério das Cidades — Portaria MCID nº 333, Minha Casa Minha Vida brackets (Apr. 2026).
• Banco Central do Brasil — Resolução CMN 4.676/2018 (SFH framework); SAC vs Price technical note.
• Abecip — financing for residents abroad; Lei 5.709/1971 (rural land).
• FipeZap — December 2025 report (median price in Florianópolis).