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More Than 100 Million Properties Now Have National Tracking, And Experts Warn That New Rule May Increase Taxes And Change Real Estate Inspection.
The Federal Revenue Service officially established on October 9, 2025 the Brazilian Property Registry (CIB), a system that promises to revolutionize property control and taxation in the country. The measure was published in the Normative Instruction No. 2,275/2025 and integrated the CIB into the National System of Territorial Information Management (Sinter), enhancing the capacity to cross data from different agencies.
The new registry creates a unique identifier for each property, which will be mandatory in deeds, registrations, and notarial acts. Thus, the Revenue intends to standardize information and detect tax irregularities more quickly. In addition, the government will define an annual reference value, calculated based on market data and physical and legal characteristics of properties. This value will serve for purchase, sale, rental, inventories, and tax declarations, which may increase the tax calculation base and raise the tax burden on companies and citizens.
Federal Revenue Promises Transparency, But Experts Warn of Increased Oversight
According to the Federal Revenue Service, the new system aims to “increase transparency and reduce tax evasion” in real estate and asset transactions. To achieve this goal, the platform will integrate notaries, municipalities, and federal agencies into a single digital environment. This way, it will be possible to automatically cross data and identify tax discrepancies more efficiently.
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However, tax law specialists assess that the change will expand the scope of oversight. Attorney Eduardo Natal, partner at the Natal & Manssur law firm and president of the Tax Transaction Committee of the Brazilian Tax Advocacy Association (ABAT), explained that “the reference value tends to become a parameter for the Revenue, facilitating the detection of inconsistencies in real estate transactions”.
According to him, the impact will be direct on taxpayers, as companies with large real estate assets will be among the first to be included in the registry. Furthermore, notaries will electronically send information to Sinter, which will enhance control over property movements and transfers. Thus, the Revenue will start to monitor the Brazilian real estate market in real time.
Gradual Implementation and Direct Impact on Taxes
The Brazilian Property Registry will begin operating in capitals and the Federal District in 2025, and will expand to other municipalities by 2027. According to the Revenue, large companies and developers will be prioritized in the initial phase, which will allow testing the system on a national scale.
With the annual reference value, taxes such as property tax (IPTU), tax on the transmission of real estate (ITBI), and capital gains tax may be recalculated based on higher market values. This change is likely to increase federal revenue and directly affect taxpayers’ pockets. Although the government argues that the model promotes fiscal fairness, tax experts assert that the measure will result in higher taxes.
Moreover, full digitalization will allow tracking transactions in real time, strengthening control over buying and selling operations. Thus, Brazil enters a new era of fiscal traceability.
Lawyers Recommend Attention and Tax Planning
Attorney Eduardo Natal emphasized that companies and taxpayers need to prepare for the changes. According to him, “it is essential to monitor the implementation of the CIB and assess the effects of the reference value on the tax burden and possible corporate restructuring”.
The integration between the CIB and Sinter will form a unified database, which will enable the detection of fraud, omissions, and tax discrepancies swiftly. Although the government presents the measure as an advancement in transparency, experts believe that the new system will amplify oversight power and pressure taxpayers to declare higher values.
In addition, the real estate sector will undergo structural changes. The requirement for standardized data will compel companies and citizens to review contracts, deeds, and registration processes, which will demand more legal and accounting attention.
What Changes with the New “CPF of Properties”
- Each property will receive a unique identifier mandatory in deeds and registrations.
- The government will create an annual reference value based on market data.
- Notaries, municipalities, and federal agencies will be integrated into Sinter.
- Companies with large assets will be the first included in the system.
- The implementation will occur gradually between 2025 and 2027.
With the Normative Instruction No. 2,275/2025, published in the Official Gazette of the Union on October 10, 2025, the government begins a new chapter in Brazilian tax administration. The “CPF of Properties” promises transparency, digitalization, and efficiency, but the central question remains: will this fiscal modernization bring tax fairness or just more taxes for the taxpayer?
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