Buying in Osasco, in detail
By population, Osasco is 23rd among Payotte's 55 cities. The census counted 728,615 residents in 2022, and the 2026 estimate is 761,441. Among the 100 largest Brazilian cities it is 28th. Its growth of 4.5% is only 44th of 55 and trails the national 5.5%.
The census counted 261,590 occupied homes, 68.5% owned and 25.7% rented. The rented share is 37th of 55 cities and above the 22.2% for Brazil. A household here has 2.79 people on average, 23rd of 55, near the national 2.8.
The most important point for a buyer is a gap. The ITBI law of Osasco was out of reach, so this page gives no rate and no ITBI amount. Ask the prefeitura or the Secretaria de Finanças before you budget. The same is true of the total purchase cost: without the ITBI, no total would mean anything. What Payotte did read is the registro under the state of São Paulo table, R$ 3,284 for a purchase of R$ 500,000, then R$ 3,846 for R$ 1 million. The escritura could not be read either.
State figures offer some context. São Paulo state's financed homes have a median appraisal of R$ 333,000, 6th among 27 units, and Tabela Price repayment on that sum is R$ 2,484 a month. Remember that this median covers only homes financed and reported to the Banco Central.
Credit terms are national. The Selic stood at 13.75% and the average annual mortgage rate was 11.28% in August 2026. A loan of R$ 400,000 over 30 years has a Price payment of R$ 3,730 and a first SAC payment of R$ 4,690.
Osasco's 2024 IPTU, the yearly municipal property tax, reached R$ 1,858 for each home, ranking 19th of the 100 largest cities. For comparison on size, Uberlândia has 713,224 residents and Santo André 748,919. São Paulo, the capital, charges an ITBI of 3% and has 28.4% of homes rented.
In short
On a R$ 500 thousand home in Osasco (São Paulo), the ITBI transfer tax, the notary deed and the registration come to at least R$ 3,284. 25.7% of occupied homes were rented in the 2022 Census.
Calculate for Osasco
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Osasco?
On a R$ 500 thousand home in Osasco (São Paulo), registration at the property registry R$ 3,284: at least R$ 3,284 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; the state's notary deed table could not be read).
How much are the purchase costs on a R$ 1 million home in Osasco?
On a R$ 1 million home in Osasco (São Paulo): registration at the property registry R$ 3,846, at least R$ 3,846 in all.
What is the ITBI rate in Osasco?
Payotte could not read Osasco'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 Osasco?
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 Osasco than in Brazil as a whole?
In the 2022 Census, 25.7% of the 261,590 occupied homes in Osasco were rented and 68.5% owned by a resident, against 22.2% rented across Brazil (IBGE).
How many people live in Osasco?
Osasco had 728,615 residents in the 2022 Census, and 761,441 in the IBGE estimate for 2026.
How Osasco compares
Osasco ranks 23rd by population among the 55 cities on Payotte, with 728,615 residents in the 2022 Census, 1.6% of São Paulo's 44,411,238. The IBGE estimate for 2026, 761,441, is 4.5% above the census: faster than São Paulo as a whole (4%), 44th of 55 cities, against 5.5% for Brazil. The census counts 2.79 residents per occupied home, about as many than the 2.74 of São Paulo.
25.7% of the 261,590 occupied homes of Osasco were rented in 2022, well above the 22.2% national share, and 0.3 points below São Paulo (26%); 68.5% were owned by a resident. That is the 37th highest rental share of 55 cities.
Payotte could not read the ITBI rate of Osasco, so it adds no tax line to the purchase costs. In São Paulo it did read Ilhabela (2%), Ribeirão Preto (2%), Santo André (2%), Santos (2%) and São José dos Campos (2%), but ITBI is set city by city. Across the 41 cities with a rate read, the median is 2%.
By population the closest cities on Payotte are Uberlândia (713,224 residents, 30.8% of homes rented) and Santo André (748,919 residents, 23.2% of homes rented, ITBI 2%). In the Sudeste region, which has 20 of the 55 cities, Osasco has the 14th highest share of rented homes. Its 2.79 residents per occupied home rank 24th of 55, in the middle of the field. The capital of São Paulo, São Paulo, has 15.7 times as many residents.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Osasco: residents, 2022 Census | 728,615 | median city 616,317 | 23rd of 55 |
| Osasco: share of São Paulo's residents | 1.6% | 44,411,238 in the state | 6th of 11 in the state |
| Osasco: estimate for 2026 against the census | +4.5% | São Paulo +4% | 44th of 55 |
| Osasco: occupied homes, 2022 | 261,590 | São Paulo 16,226,118 | 25th of 55 |
| Osasco: residents per occupied home | 2.79 | São Paulo 2.74 | 24th of 55 |
| Osasco: homes rented | 25.7% | Brazil 22.2%, São Paulo 26% | 37th of 55 |
| Osasco: homes owned by a resident | 68.5% | São Paulo 67.4% | 17th of 55 |
| Osasco: ITBI rate | not read | 41 of 55 cities read, median 2% | 7 read in São Paulo |
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 |
|---|---|---|
| Registration at the property registry, Osasco, on R$ 500 thousand | R$ 3,284 | São Paulo 2026 fee table |
| Population, 2022 Census | 728,615 | IBGE |
| Population estimate, 2026 | 761,441 | IBGE |
| Occupied homes rented, 2022 Census | 25.7% | 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
- 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.