What is a matrícula

The matrícula is the official registry transcript of a property maintained at the Cartório de Registro de Imóveis — the Brazilian land registry. It is the definitive legal record of ownership, property description, boundaries, area, liens, mortgages, easements, usufruct, judicial holds, and historical transfers. In Brazil, the matrícula — not a private purchase contract — establishes who legally owns the property.

The official property record

Every real estate due diligence begins with an updated matrícula certificate (certidão de matrícula) issued by the registry office. Title verification compares the registered owner to the seller, identifies encumbrances that survive sale, and confirms the unit or parcel description matches the physical property and municipal records.

Due diligence role

After property closing, the matrícula must be updated with a new registration entry (registro) reflecting the buyer as owner. Until that update is recorded and confirmed, ownership has not fully transferred under Brazilian law — even if purchase price was paid and a private contract signed months earlier.