Buying a home in Manaus: ITBI, fees, loan

Buying in Manaus, in detail

Manaus is among the fastest-growing cities on Payotte. The 2022 census recorded 2,063,689 residents, and Payotte shows 2,327,101 for 2026. Growth of 12.8% ranks 5th of 55 and sits well above the 5.5% for Brazil. The city is 7th by population, both on Payotte and in the national top 100.

Households here run large. The 629,888 occupied homes shelter 3.28 people each, 3rd of 55, when the country averages 2.8. Owners live in 66.3% and tenants in 26.1%. That rented share ranks 35th and tops the national 22.2%.

Manaus is the capital of Amazonas and holds 52.4% of the state. For prices, the Banco Central gives financed homes in Amazonas a median appraisal of R$ 281,500, 10th of 27 and under R$ 291 thousand for Brazil. Cash sales are absent. A Price loan on that median costs R$ 2,100 a month. SINAPI, the construction cost survey, records R$ 2,001 for a square metre, 13th.

Payotte did not manage to read the ITBI law of Manaus, so no ITBI rate or amount appears. Ask the city hall or its Secretaria de Finanças.

Notary and registry fees alone are known. On R$ 500 thousand, R$ 9,022 buys the escritura and R$ 9,152 the registro. That is R$ 18,173, or 3.63%. On R$ 1 million, the sum is R$ 30,478. Without ITBI, both are minimums. The state table prints the full amount paid. IPTU, the annual property tax, averaged R$ 778 for every home in 2024, 63rd in the top 100.

The two amounts that are known depend on a state table. The escritura is the deed signed before a notary, and the registro enters the buyer's name in the property registry. Amazonas prints them in full, with the state shares already added. ITBI, set by each municipality, is the missing piece, so the real cost of buying will be higher than the figures above.

For comparison, Curitiba and Belo Horizonte, cities of similar size, have 25.6% and 25.5% of tenants, a little under Manaus.

Calculate for Manaus

The questions, answered

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

On a R$ 500 thousand home in Manaus (Amazonas), notary deed (escritura) R$ 9,022, registration at the property registry R$ 9,152: at least R$ 18,173 in all, from the rates and fee tables read on 15 October 2026 (the city's ITBI rate could not be read at an official source).

How much are the purchase costs on a R$ 1 million home in Manaus?

On a R$ 1 million home in Manaus (Amazonas): notary deed (escritura) R$ 15,174, registration at the property registry R$ 15,304, at least R$ 30,478 in all.

What is the ITBI rate in Manaus?

Payotte could not read Manaus'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 Manaus?

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 Manaus than in Brazil as a whole?

In the 2022 Census, 26.1% of the 629,888 occupied homes in Manaus were rented and 66.3% owned by a resident, against 22.2% rented across Brazil (IBGE).

How many people live in Manaus?

Manaus had 2,063,689 residents in the 2022 Census, and 2,327,101 in the IBGE estimate for 2026.

How Manaus compares

Manaus ranks 7th by population among the 55 cities on Payotte, with 2,063,689 residents in the 2022 Census, 52.4%, more than half, of Amazonas's. The IBGE estimate for 2026, 2,327,101, is 12.8% above the census: faster than Amazonas as a whole (10.6%), 5th of 55 cities, against 5.5% for Brazil. The census counts 3.28 residents per occupied home, fewer than the 3.65 of Amazonas.

26.1% of the 629,888 occupied homes of Manaus were rented in 2022, well above the 22.2% national share, and 7.6 points above Amazonas (18.5%); 66.3% were owned by a resident. That is the 35th highest rental share of 55 cities.

Payotte could not read the ITBI rate of Manaus, so it adds no tax line to the purchase costs. No other city of Amazonas 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 Curitiba (1,773,718 residents, 25.6% of homes rented, ITBI 2.7%) and Belo Horizonte (2,315,560 residents, 25.5% of homes rented, ITBI 3%). In the Norte region, which has 7 of the 55 cities, Manaus has the 3rd highest share of rented homes. Its 3.28 residents per occupied home rank 3rd of 55, among the most crowded.

Notary and registry fees, the median financed home and the construction cost of Amazonas 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 Amazonas

• Amazonasstate