Brazil Financiamento Imobiliário: Sistema Financeiro da Habitação (SFH), FGTS, SAC vs Price, and 30% DTI

Essential guide to Brazilian property financing: SFH regulated ceiling vs SFI, utilizing FGTS balances, SAC constant amortization vs Tabela Price, and Banco Central 30% debt-to-income limits.

Updated 2026-09-06 · Audited against Banco Central do Brasil (BCB) and Caixa Econômica Federal (CEF) rules. · Fact-Checked Lending Norms

SFH vs SFI Lending Frameworks

Residential financing in Brazil is split into SFH (Sistema Financeiro da Habitação) for properties valued up to R$ 1.5 million with regulated interest caps, and SFI (Sistema de Financiamento Imobiliário) for properties exceeding this value with market-negotiated terms. Maximum LTV is generally 80% (up to 90% under SAC systems with public lenders).

FGTS (Fundo de Garantia) Utilization

Eligible workers can mobilize their FGTS balance under SFH rules for three purposes: funding the initial down payment, amortizing or paying off the outstanding principal balance, or subsidizing up to 80% of monthly installments for 12 consecutive months.

SAC vs Tabela Price Amortization Models

Brazilian banks offer two amortization structures: SAC (Sistema de Amortização Constante), where principal paydown is constant resulting in decreasing monthly installments and significantly lower lifetime interest; and Tabela Price, where monthly payments are fixed throughout the term but interest amortization is back-loaded.

Comprometimento de Renda (30% DTI)

Banco Central do Brasil regulations dictate that the initial monthly mortgage installment cannot exceed 30% of verifiable gross family income (Comprometimento de Renda). ITBI (municipal property transfer tax) typically adds 2% to 3% in upfront transaction costs.

ℹ️ Statutory Notice & Methodology

Global Finance Calculator provides mathematical estimates for education, planning, and comparison — not regulated financial advice or credit pre-approval. Tax legislation, statutory central bank buffers, and underwriting criteria change. Confirm critical figures with official regulatory publications or a licensed mortgage broker before signing contracts.