Buying in Niterói, in detail
Niterói has 481,749 residents (2022 census), 32nd in population among the cities Payotte follows, and a projected 516,820 in 2026. The gain of 7.3% ranks 21st of 55 and is above the Brazilian 5.5%. It is 45th on the national list of the 100 largest cities. Porto Velho and Florianópolis are the nearest in size.
Owners dominate. Of 194,480 occupied homes, 68.4% belong to their residents and 25.4% are rented (40th among the 55), though still higher than the national 22.2%. Households are small: 2.48 people per home, 52nd of 55.
Across the state of Rio de Janeiro, financed purchases have a median appraised value of R$ 320,000, 7th among the 27 and above the Brazilian R$ 290,545. This Banco Central figure covers only financed homes. Under the Tabela Price that median becomes R$ 2,387 a month. A square metre costs R$ 2,178 to build by SINAPI, 4th among the 27 and over the national R$ 2,000. Niterói accounts for 3% of the state population.
In August 2026 the Selic stood at 13.75% and mortgages averaged 11.28% a year. A loan of 80% over 30 years on R$ 500,000 is R$ 400,000, with R$ 3,730 under Price and R$ 4,690 for the first SAC payment.
ITBI is 2%, equal to the median among the 41 cities Payotte could read, with 13 cities charging more and 1 less. The financed portion of an SFH purchase pays 0.5%, and the unfinanced part pays 2%. The law articles cited by the city page still need confirming, so ask the prefeitura before relying on them.
A R$ 500,000 purchase carries R$ 10,000 of ITBI, R$ 2,907 of escritura and R$ 2,875 of registro, for a total of R$ 15,782. The state table was only partly read, so this is a minimum. At R$ 1 million no escritura or registro amount was read, and the R$ 20,000 of ITBI is all that can be counted.
The 2024 IPTU bill in Niterói averaged R$ 2,937 a home, 5th in a ranking of the 100 largest cities. Armação dos Búzios charges 2.5% ITBI, higher than Niterói, and Angra dos Reis, Cabo Frio and Paraty charge 2%.
In short
On a R$ 500 thousand home in Niterói (Rio de Janeiro), the ITBI transfer tax, the notary deed and the registration come to at least R$ 15,782. The city's ITBI rate is 2%. 25.4% of occupied homes were rented in the 2022 Census.
Calculate for Niterói
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Niterói?
On a R$ 500 thousand home in Niterói (Rio de Janeiro), ITBI transfer tax (2%) R$ 10,000, notary deed (escritura) R$ 2,907, registration at the property registry R$ 2,875: at least R$ 15,782 in all, from the rates and fee tables read on 15 October 2026 (the state's table gives the fees before state taxes and funds).
How much are the purchase costs on a R$ 1 million home in Niterói?
On a R$ 1 million home in Niterói (Rio de Janeiro): ITBI transfer tax (2%) R$ 20,000, at least R$ 20,000 in all.
What is the ITBI rate in Niterói?
Niterói charges ITBI at 2% of the value of the transfer (Código Tributário de Niterói, Livro II (Lei 2.678/2009), art. 54 par. 1 e art. 51 (citados pela page, numéros à confirmer)); the same law sets a reduced rate of 0.5% for some purchases it defines (see the purchase costs calculator).
What monthly payment on a R$ 500 thousand home in Niterói?
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 Niterói than in Brazil as a whole?
In the 2022 Census, 25.4% of the 194,480 occupied homes in Niterói were rented and 68.4% owned by a resident, against 22.2% rented across Brazil (IBGE).
How many people live in Niterói?
Niterói had 481,749 residents in the 2022 Census, and 516,820 in the IBGE estimate for 2026.
How Niterói compares
Niterói ranks 32nd by population among the 55 cities on Payotte, with 481,749 residents in the 2022 Census, 3% of Rio de Janeiro's 16,055,174. The IBGE estimate for 2026, 516,820, is 7.3% above the census: in line with Rio de Janeiro as a whole (7.3%), 21st of 55 cities, against 5.5% for Brazil. The census counts 2.48 residents per occupied home, fewer than the 2.61 of Rio de Janeiro.
25.4% of the 194,480 occupied homes of Niterói were rented in 2022, well above the 22.2% national share, and 1.8 points above Rio de Janeiro (23.6%); 68.4% were owned by a resident. That is the 40th highest rental share of 55 cities.
Niterói 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 0.5% for some purchases it defines, which the calculator does not apply.
By population the closest cities on Payotte are Porto Velho (460,434 residents, 20.5% of homes rented, ITBI 2%) and Florianópolis (537,211 residents, 36.5% of homes rented, ITBI 2%). In the Sudeste region, which has 20 of the 55 cities, Niterói has the 16th highest share of rented homes. Its 2.48 residents per occupied home rank 52nd of 55, among the least crowded. The capital of Rio de Janeiro, Rio de Janeiro, has 12.9 times as many residents.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Niterói: residents, 2022 Census | 481,749 | median city 616,317 | 32nd of 55 |
| Niterói: share of Rio de Janeiro's residents | 3% | 16,055,174 in the state | 2nd of 6 in the state |
| Niterói: estimate for 2026 against the census | +7.3% | Rio de Janeiro +7.3% | 21st of 55 |
| Niterói: occupied homes, 2022 | 194,480 | Rio de Janeiro 6,151,481 | 32nd of 55 |
| Niterói: residents per occupied home | 2.48 | Rio de Janeiro 2.61 | 52nd of 55 |
| Niterói: homes rented | 25.4% | Brazil 22.2%, Rio de Janeiro 23.6% | 40th of 55 |
| Niterói: homes owned by a resident | 68.4% | Rio de Janeiro 71.3% | 18th of 55 |
| Niterói: ITBI rate | 2% | median of 41 cities 2% | 14th of 41 |
| Niterói: ITBI on R$ 500 thousand | R$ 10,000 | at the median rate R$ 10,000 | +R$ 0 |
| Niterói: ITBI on R$ 1 million | R$ 20,000 | at the median rate R$ 20,000 | +R$ 0 |
| Niterói: all computed lines on R$ 500 thousand | at least R$ 15,782 | 3.16% of the price | R$ 20,000 on R$ 1 million |
Notary and registry fees, the median financed home and the construction cost of Rio de Janeiro are on its state page.
The figures
| Measure | Value | Source |
|---|---|---|
| ITBI transfer tax (2%), Niterói, on R$ 500 thousand | R$ 10,000 | Código Tributário de Niterói, Livro II (Lei 2.678/2009), art. 54 par. 1 e art. 51 (citados pela page, numéros à confirmer) |
| Notary deed (escritura), Niterói, on R$ 500 thousand | R$ 2,907 | Rio de Janeiro 2026 fee table |
| Registration at the property registry, Niterói, on R$ 500 thousand | R$ 2,875 | Rio de Janeiro 2026 fee table |
| Population, 2022 Census | 481,749 | IBGE |
| Population estimate, 2026 | 516,820 | IBGE |
| Occupied homes rented, 2022 Census | 25.4% | 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 Rio de Janeiro
Sources
- ITBI, Niterói: Código Tributário de Niterói, Livro II (Lei 2.678/2009), art. 54 par. 1 e art. 51 (citados pela page, numéros à confirmer) (consulted 2026-10-15).
- Notary and registry fees, Rio de Janeiro: Portaria CGJ-RJ n. 516/2026 (tabelas de emolumentos extrajudiciais, in force from 2026-03-09; replaces Portaria CGJ n. 2679/2025 in force 2026-01-01 to 2026-03-08); 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.