Buying in Ilhabela, in detail
Ilhabela is 52nd in population among the 55 cities Payotte follows: 34,934 residents in 2022, then a projected 36,766 in 2026. The gain of 5.2% ranks 33rd of 55, just under the Brazilian 5.5%. Jijoca de Jericoacoara and Armação dos Búzios are the closest cities in size.
The strongest signal is the rental share. Of 12,718 occupied homes, 33.4% are rented, a share 7th among the 55 and well over the national 22.2%. Owners hold 59.6%. The average household has 2.75 people, 30th of 55.
Ilhabela is in São Paulo state, where homes bought with a loan have a median appraised value of R$ 333,000, placing it 6th among the 27 and above the Brazilian R$ 290,545. That is a Banco Central figure for financed homes only, not for all sales. Priced under the Tabela Price, it comes to R$ 2,484 a month. On SINAPI, the state's construction cost per square metre is R$ 2,093, 8th among 27. Only 0.1% of the state population lives there, and the capital São Paulo charges 3% ITBI.
On credit, the Selic was 13.75% and the average annual mortgage rate 11.28% in August 2026. An 80% loan over 30 years on R$ 500,000 comes to R$ 400,000, with R$ 3,730 a month under Price and R$ 4,690 for the first SAC payment.
Ilhabela's own ITBI is 2%, like the median of the 41 cities Payotte could read, and 13 cities charge more while 1 charges less. For SFH financing, the financed portion pays 1% and the rest 2%. A R$ 500,000 purchase carries R$ 10,000 of ITBI plus R$ 3,284 of registro fees, for R$ 13,284. No escritura amount was read, so this is a minimum. At R$ 1 million the registro costs R$ 3,846 and the total is R$ 23,846, again a minimum. In the state table, each fee already includes the state shares, so nothing is left out. No IPTU figure is on file for the city.
Ten other São Paulo cities appear on Payotte. Among them, Ubatuba, Santos, Ribeirão Preto, Santo André and São José dos Campos also charge 2%, while Campinas, Guarulhos, Osasco and São Bernardo do Campo have no ITBI rate on file.
In short
On a R$ 500 thousand home in Ilhabela (São Paulo), the ITBI transfer tax, the notary deed and the registration come to at least R$ 13,284. The city's ITBI rate is 2%. 33.4% of occupied homes were rented in the 2022 Census.
Calculate for Ilhabela
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Ilhabela?
On a R$ 500 thousand home in Ilhabela (São Paulo), ITBI transfer tax (2%) R$ 10,000, registration at the property registry R$ 3,284: at least R$ 13,284 in all, from the rates and fee tables read on 15 October 2026 (the state's notary deed table could not be read).
How much are the purchase costs on a R$ 1 million home in Ilhabela?
On a R$ 1 million home in Ilhabela (São Paulo): ITBI transfer tax (2%) R$ 20,000, registration at the property registry R$ 3,846, at least R$ 23,846 in all.
What is the ITBI rate in Ilhabela?
Ilhabela charges ITBI at 2% of the value of the transfer (Lei nº 156/2002 (Código Tributário), arts. 128 e 130 (par. único do art. 130 revogado pela Lei 760/2009)); the same law sets a reduced rate of 1% for some purchases it defines (see the purchase costs calculator).
What monthly payment on a R$ 500 thousand home in Ilhabela?
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 Ilhabela than in Brazil as a whole?
In the 2022 Census, 33.4% of the 12,718 occupied homes in Ilhabela were rented and 59.6% owned by a resident, against 22.2% rented across Brazil (IBGE).
How many people live in Ilhabela?
Ilhabela had 34,934 residents in the 2022 Census, and 36,766 in the IBGE estimate for 2026.
How Ilhabela compares
With 34,934 residents in 2022, Ilhabela is among the five smallest of the 55 cities on Payotte, with 34,934 residents in the 2022 Census, 0.1% of São Paulo's 44,411,238. The IBGE estimate for 2026, 36,766, is 5.2% above the census: faster than São Paulo as a whole (4%), 33rd of 55 cities, against 5.5% for Brazil. The census counts 2.75 residents per occupied home, about as many than the 2.74 of São Paulo.
33.4% of the 12,718 occupied homes of Ilhabela were rented in 2022, well above the 22.2% national share, and 7.4 points above São Paulo (26%); 59.6% were owned by a resident. That is the 7th highest rental share of 55 cities.
Ilhabela charges ITBI at 2%, exactly the median of the 41 city rates read. That is R$ 10,000 on R$ 500 thousand and R$ 20,000 on R$ 1 million; the law also lists 1% for some purchases it defines, which the calculator does not apply.
By population the closest cities on Payotte are Jijoca de Jericoacoara (25,555 residents, 28.3% of homes rented) and Armação dos Búzios (40,006 residents, 29.4% of homes rented, ITBI 2.5%). In the Sudeste region, which has 20 of the 55 cities, Ilhabela has the 1st highest share of rented homes. Its 2.75 residents per occupied home rank 31st of 55, in the middle of the field. The capital of São Paulo, São Paulo, has 327.8 times as many residents and charges ITBI at 3%, a higher rate.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Ilhabela: residents, 2022 Census | 34,934 | median city 616,317 | 52nd of 55 |
| Ilhabela: share of São Paulo's residents | 0.1% | 44,411,238 in the state | 11th of 11 in the state |
| Ilhabela: estimate for 2026 against the census | +5.2% | São Paulo +4% | 33rd of 55 |
| Ilhabela: occupied homes, 2022 | 12,718 | São Paulo 16,226,118 | 52nd of 55 |
| Ilhabela: residents per occupied home | 2.75 | São Paulo 2.74 | 31st of 55 |
| Ilhabela: homes rented | 33.4% | Brazil 22.2%, São Paulo 26% | 7th of 55 |
| Ilhabela: homes owned by a resident | 59.6% | São Paulo 67.4% | 50th of 55 |
| Ilhabela: ITBI rate | 2% | median of 41 cities 2% | 14th of 41 |
| Ilhabela: ITBI on R$ 500 thousand | R$ 10,000 | at the median rate R$ 10,000 | +R$ 0 |
| Ilhabela: ITBI on R$ 1 million | R$ 20,000 | at the median rate R$ 20,000 | +R$ 0 |
| Ilhabela: all computed lines on R$ 500 thousand | at least R$ 13,284 | 2.66% of the price | R$ 23,846 on R$ 1 million |
Notary and registry fees, the median financed home and the construction cost of São Paulo are on its state page.
The figures
| Measure | Value | Source |
|---|---|---|
| ITBI transfer tax (2%), Ilhabela, on R$ 500 thousand | R$ 10,000 | Lei nº 156/2002 (Código Tributário), arts. 128 e 130 (par. único do art. 130 revogado pela Lei 760/2009) |
| Registration at the property registry, Ilhabela, on R$ 500 thousand | R$ 3,284 | São Paulo 2026 fee table |
| Population, 2022 Census | 34,934 | IBGE |
| Population estimate, 2026 | 36,766 | IBGE |
| Occupied homes rented, 2022 Census | 33.4% | 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 São Paulo
Sources
- ITBI, Ilhabela: Lei nº 156/2002 (Código Tributário), arts. 128 e 130 (par. único do art. 130 revogado pela Lei 760/2009) (consulted 2026-10-15).
- Notary and registry fees, São Paulo: Tabela II dos Oficios de Registro de Imoveis - Sao Paulo 2026 (Lei Estadual 11.331/2002, values updated by UFESP 2026 under art. 6), in force from 8 Jan 2026; file published by ARISP and linked by TJSP Portal do Extrajudicial; 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.