Buying a home in Aracaju: ITBI, fees, loan

Buying in Aracaju, in detail

The 2022 census gave Aracaju 602,757 residents, 29th of 55 on Payotte. For 2026 the projection rises to 623,328. Growth of 3.4% is below the Brazilian 5.5% and ranks 53rd of 55. The city holds 27.3% of Sergipe's population and is the state capital.

Renting is a large part of the market. Of 218,543 occupied dwellings, 30.6% have tenants in them. The national share is 22.2%, and Aracaju is 14th of 55 on it. Owners account for 64%. Each home has 2.76 people, 27th of 55.

One gap matters before any budget: The ITBI law of Aracaju was not read by Payotte. No rate and no ITBI amount are written here, and without that figure there is no total for the purchase. For the rate, go to the finance office of the prefeitura. The state notary and registry table was read, but it leaves out the state taxes and funds added on top, so any total built from it is a minimum.

In Sergipe the typical financed home is appraised at R$ 214,000, which is 24th of 27 and under the R$ 290,545 for Brazil. It covers only homes with financing recorded by the Central Bank. A Price payment on it is R$ 1,596. SINAPI shows R$ 1,776 per m2, the lowest of the 27 units.

On a R$ 500,000 purchase with 80% financed over 30 years, you borrow R$ 400,000. Banks charged 11.28% a year on average in August 2026. Under Tabela Price the monthly payment is R$ 3,730, and SAC opens at R$ 4,690. Aracaju's IPTU comes to R$ 1,636 for each home. That sits 25th in the ranking of the 100 largest cities, where the city is 36th by population. Londrina and Joinville are of similar size.

ITBI is the transfer tax each city sets by its own law, and the escritura and registro are notary and registry fees set by the state. Because the city figure is missing, a buyer here should not rely on any total from another city.

Calculate for Aracaju

The questions, answered

How much are the purchase costs on a R$ 500 thousand home in Aracaju?

Payotte does not compute the purchase costs of a R$ 500 thousand home in Aracaju: the city's ITBI rate could not be read at an official source; the state's table prints no amount for this price; the state's table gives the fees before state taxes and funds. Payotte publishes no amount it has not read at the source; ask the city's finance department and the notary.

What is the ITBI rate in Aracaju?

Payotte could not read Aracaju's ITBI law or the city's finance department page (the official site refused the connection or the text could not be found), so it publishes no rate: ask the city before signing.

What monthly payment on a R$ 500 thousand home in Aracaju?

R$ 400,000 borrowed on a R$ 500 thousand home (CMN cap 80%) costs R$ 3,738 a month with Price over 30 years at 11.31% (September 2026), or R$ 4,699 the first month with SAC.

Do more people rent in Aracaju than in Brazil as a whole?

In the 2022 Census, 30.6% of the 218,543 occupied homes in Aracaju were rented and 64% owned by a resident, against 22.2% rented across Brazil (IBGE).

How many people live in Aracaju?

Aracaju had 602,757 residents in the 2022 Census, and 623,328 in the IBGE estimate for 2026.

How Aracaju compares

Aracaju ranks 29th by population among the 55 cities on Payotte, with 602,757 residents in the 2022 Census, 27.3% of Sergipe's 2,210,004. The IBGE estimate for 2026, 623,328, is 3.4% above the census: slower than Sergipe as a whole (4.4%), 53rd of 55 cities, against 5.5% for Brazil. The census counts 2.76 residents per occupied home, fewer than the 2.82 of Sergipe.

30.6% of the 218,543 occupied homes of Aracaju were rented in 2022, well above the 22.2% national share, and 9.6 points above Sergipe (21%); 64% were owned by a resident. That is the 14th highest rental share of 55 cities.

Payotte could not read the ITBI rate of Aracaju, so it adds no tax line to the purchase costs. No other city of Sergipe on Payotte has a rate read either. Across the 41 cities with a rate read, the median is 2%.

By population the closest cities on Payotte are Londrina (555,965 residents, 28.9% of homes rented, ITBI 2%) and Joinville (616,317 residents, 28.5% of homes rented, ITBI 2%). In the Nordeste region, which has 14 of the 55 cities, Aracaju has the 3rd highest share of rented homes. Its 2.76 residents per occupied home rank 28th of 55, in the middle of the field.

Notary and registry fees, the median financed home and the construction cost of Sergipe are on its state page.

The figures

No open official series gives home prices by city in Brazil; the Banco Central median is by state.

Elsewhere in Sergipe

• Sergipestate