Buying in Boa Vista, in detail
No other city on Payotte grows as quickly as Boa Vista. The census of 2022 found 413,486 people. By the 2026 estimate there are 500,965, a rise of 21.2%, compared with 5.5% for Brazil. Ranked by size, Boa Vista stands 36th of 55, and 49th once Brazil's biggest cities are counted up to 100.
It is also Roraima's capital, with 64.9% of the state's residents. In the 119,005 occupied homes, tenants account for 31.4%, 11th of 55, and owners for 61%. The Brazilian rented share is 22.2%. The city counts 3.47 people per home, 2nd of 55, where the national figure is 2.8. Closest in size are Rio Branco, with 364,756 residents in 2022, and Santos, with 418,608.
Prices are read from the state. Roraima's median financed home is appraised at R$ 254,000 by the Banco Central, 13th of 27 and under the R$ 291 thousand national median. Cash purchases are left out of this count. Repaying it under Price takes R$ 1,895 monthly. Building cost, according to the SINAPI survey, is R$ 2,150 a square metre, 6th of 27 and over the R$ 2,000 national value. No other Roraima city is on Payotte. In 2024 the annual IPTU averaged R$ 517 per home, 77th in a ranking of the 100 biggest cities.
Now the transfer tax. ITBI in Boa Vista is 1.5%. Of the 41 cities whose law could be read, none asks less and 40 ask more. Their median is 2%.
Buy at R$ 500 thousand and ITBI is R$ 7,500. The escritura (the notarised deed) costs R$ 3,931 and the registro (the property registry entry) R$ 4,070, with the state schedule printing full amounts. The sum is R$ 15,501, or 3.1%. At R$ 1 million the sum is R$ 23,001, or 2.3%. Why the drop in percentage? The two cartório items stay still, and only ITBI moves with the price.
The bank advances up to 80% of the price over 30 years. In August 2026 the average rate was 11.28% a year, and the Selic was 13.75%. With a R$ 400,000 loan, Price asks R$ 3,730 a month, while SAC opens at R$ 4,690.
In short
On a R$ 500 thousand home in Boa Vista (Roraima), the ITBI transfer tax, the notary deed and the registration come to R$ 15,501. The city's ITBI rate is 1.5%. 31.4% of occupied homes were rented in the 2022 Census.
Calculate for Boa Vista
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Boa Vista?
On a R$ 500 thousand home in Boa Vista (Roraima), ITBI transfer tax (1.5%) R$ 7,500, notary deed (escritura) R$ 3,931, registration at the property registry R$ 4,070: R$ 15,501 in all, from the rates and fee tables read on 15 October 2026.
How much are the purchase costs on a R$ 1 million home in Boa Vista?
On a R$ 1 million home in Boa Vista (Roraima): ITBI transfer tax (1.5%) R$ 15,000, notary deed (escritura) R$ 3,931, registration at the property registry R$ 4,070, R$ 23,001 in all.
What is the ITBI rate in Boa Vista?
Boa Vista charges ITBI at 1.5% of the value of the transfer (LC 1.223/2009 (Tax Code), art. 141).
What monthly payment on a R$ 500 thousand home in Boa Vista?
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 Boa Vista than in Brazil as a whole?
In the 2022 Census, 31.4% of the 119,005 occupied homes in Boa Vista were rented and 61% owned by a resident, against 22.2% rented across Brazil (IBGE).
How many people live in Boa Vista?
Boa Vista had 413,486 residents in the 2022 Census, and 500,965 in the IBGE estimate for 2026.
How Boa Vista compares
Boa Vista ranks 36th by population among the 55 cities on Payotte, with 413,486 residents in the 2022 Census, 64.9%, more than half, of Roraima's. The IBGE estimate for 2026, 500,965, is 21.2% above the census: faster than Roraima as a whole (19.5%), 1st of 55 cities, against 5.5% for Brazil. The census counts 3.47 residents per occupied home, fewer than the 3.59 of Roraima.
31.4% of the 119,005 occupied homes of Boa Vista were rented in 2022, well above the 22.2% national share, and 6.5 points above Roraima (24.9%); 61% were owned by a resident. That is the 11th highest rental share of 55 cities.
Boa Vista charges ITBI at 1.5%, the lowest of the 41 city rates Payotte has read. That is R$ 7,500 on R$ 500 thousand and R$ 15,000 on R$ 1 million.
By population the closest cities on Payotte are Rio Branco (364,756 residents, 19.8% of homes rented, ITBI 2%) and Santos (418,608 residents, 27.7% of homes rented, ITBI 2%). In the Norte region, which has 7 of the 55 cities, Boa Vista has the 2nd highest share of rented homes. Its 3.47 residents per occupied home rank 2nd of 55, among the most crowded.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Boa Vista: residents, 2022 Census | 413,486 | median city 616,317 | 36th of 55 |
| Boa Vista: share of Roraima's residents | 64.9% | 636,707 in the state | 1st of 1 in the state |
| Boa Vista: estimate for 2026 against the census | +21.2% | Roraima +19.5% | 1st of 55 |
| Boa Vista: occupied homes, 2022 | 119,005 | Roraima 177,402 | 38th of 55 |
| Boa Vista: residents per occupied home | 3.47 | Roraima 3.59 | 2nd of 55 |
| Boa Vista: homes rented | 31.4% | Brazil 22.2%, Roraima 24.9% | 11th of 55 |
| Boa Vista: homes owned by a resident | 61% | Roraima 65.7% | 48th of 55 |
| Boa Vista: ITBI rate | 1.5% | median of 41 cities 2% | 41st of 41 |
| Boa Vista: ITBI on R$ 500 thousand | R$ 7,500 | at the median rate R$ 10,000 | -R$ 2,500 |
| Boa Vista: ITBI on R$ 1 million | R$ 15,000 | at the median rate R$ 20,000 | -R$ 5,000 |
| Boa Vista: all computed lines on R$ 500 thousand | R$ 15,501 | 3.1% of the price | R$ 23,001 on R$ 1 million |
Notary and registry fees, the median financed home and the construction cost of Roraima are on its state page.
The figures
| Measure | Value | Source |
|---|---|---|
| ITBI transfer tax (1.5%), Boa Vista, on R$ 500 thousand | R$ 7,500 | LC 1.223/2009 (Tax Code), art. 141 |
| Notary deed (escritura), Boa Vista, on R$ 500 thousand | R$ 3,931 | Roraima 2026 fee table |
| Registration at the property registry, Boa Vista, on R$ 500 thousand | R$ 4,070 | Roraima 2026 fee table |
| Population, 2022 Census | 413,486 | IBGE |
| Population estimate, 2026 | 500,965 | IBGE |
| Occupied homes rented, 2022 Census | 31.4% | IBGE |
| Average rate, new housing loans to individuals (2026-09) | 11.31% | Banco Central do Brasil, SGS 20774 |
| Selic target, since 2026-09-17 | 13.75% | Banco Central do Brasil, Copom |
No open official series gives home prices by city in Brazil; the Banco Central median is by state.
Elsewhere in Roraima
Sources
- ITBI, Boa Vista: LC 1.223/2009 (Tax Code), art. 141 (consulted 2026-10-15).
- Notary and registry fees, Roraima: Provimento TJRR/CGJ n. 5 of 28/01/2026, DJE n. 8026 of 29/01/2026 pp. 10-39, in force 01/02/2026 (values of Lei estadual 752/2009 updated by IPCA, per TJRR ADI ruling suspending Lei 1.157/2016); the calculator.
- Census and construction cost: IBGE, SIDRA (4714, 6579, 9930, 2296).
- Loans and values: Banco Central do Brasil open data (ODbL 1.0); Copom decisions.