In short
On a R$ 500 thousand home in Manaus (Amazonas), the ITBI transfer tax, the notary deed and the registration come to at least R$ 18,173. 26.1% of occupied homes were rented in the 2022 Census.
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$ 3,730 a month with Price over 30 years at 11.28% (August 2026), or R$ 4,690 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.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Manaus: residents, 2022 Census | 2,063,689 | median city 616,317 | 7th of 55 |
| Manaus: share of Amazonas's residents | 52.4% | 3,941,613 in the state | 1st of 1 in the state |
| Manaus: estimate for 2026 against the census | +12.8% | Amazonas +10.6% | 5th of 55 |
| Manaus: occupied homes, 2022 | 629,888 | Amazonas 1,079,481 | 8th of 55 |
| Manaus: residents per occupied home | 3.28 | Amazonas 3.65 | 3rd of 55 |
| Manaus: homes rented | 26.1% | Brazil 22.2%, Amazonas 18.5% | 35th of 55 |
| Manaus: homes owned by a resident | 66.3% | Amazonas 74.1% | 31st of 55 |
| Manaus: ITBI rate | not read | 41 of 55 cities read, median 2% | 0 read in Amazonas |
Notary and registry fees, the median financed home and the construction cost of Amazonas are on its state page.
The figures
| Measure | Value | Source |
|---|---|---|
| Notary deed (escritura), Manaus, on R$ 500 thousand | R$ 9,022 | Amazonas 2026 fee table |
| Registration at the property registry, Manaus, on R$ 500 thousand | R$ 9,152 | Amazonas 2026 fee table |
| Population, 2022 Census | 2,063,689 | IBGE |
| Population estimate, 2026 | 2,327,101 | IBGE |
| Occupied homes rented, 2022 Census | 26.1% | IBGE |
| Average rate, new housing loans to individuals (2026-08) | 11.28% | 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 Amazonas
Sources
- Notary and registry fees, Amazonas: Lei estadual n. 7.500 de 16/05/2025 (DOE/AM 16/05/2025; brackets up to R$ 1,055,700.00) as amended by Lei estadual n. 8.212 de 28/04/2026 (DOE/AM 28/04/2026, in force on publication, art. 4; brackets above R$ 1,055,700.00), both amending Lei 2.751/2002; files published by TJAM/CGJ-AM; 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.