In short
On a R$ 500 thousand home in Santos (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%. 27.7% of occupied homes were rented in the 2022 Census.
Calculate for Santos
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Santos?
On a R$ 500 thousand home in Santos (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 Santos?
On a R$ 1 million home in Santos (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 Santos?
Santos charges ITBI at 2% of the value of the transfer (Lei nº 634 de 28/12/1989, art. 5º I-III e art. 7º (texto consolidado até 31/12/2025)); the same law sets a reduced rate of 1% or 0.5% for some purchases it defines (see the purchase costs calculator).
What monthly payment on a R$ 500 thousand home in Santos?
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 Santos than in Brazil as a whole?
In the 2022 Census, 27.7% of the 167,456 occupied homes in Santos were rented and 68.1% owned by a resident, against 22.2% rented across Brazil (IBGE).
How many people live in Santos?
Santos had 418,608 residents in the 2022 Census, and 429,528 in the IBGE estimate for 2026.
How Santos compares
Santos ranks 35th by population among the 55 cities on Payotte, with 418,608 residents in the 2022 Census, 0.9% of São Paulo's 44,411,238. The IBGE estimate for 2026, 429,528, is 2.6% above the census: slower than São Paulo as a whole (4%), 55th of 55 cities, against 5.5% for Brazil. The census counts 2.5 residents per occupied home, fewer than the 2.74 of São Paulo.
27.7% of the 167,456 occupied homes of Santos were rented in 2022, well above the 22.2% national share, and 1.7 points above São Paulo (26%); 68.1% were owned by a resident. That is the 29th highest rental share of 55 cities.
Santos 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% and 0.5% for some purchases it defines, which the calculator does not apply.
By population the closest cities on Payotte are Boa Vista (413,486 residents, 31.4% of homes rented, ITBI 1.5%) and Macapá (442,933 residents, 17% of homes rented, ITBI 2%). In the Sudeste region, which has 20 of the 55 cities, Santos has the 10th highest share of rented homes. Its 2.5 residents per occupied home rank 51st of 55, among the least crowded. The capital of São Paulo, São Paulo, has 27.4 times as many residents and charges ITBI at 3%, a higher rate.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Santos: residents, 2022 Census | 418,608 | median city 616,317 | 35th of 55 |
| Santos: share of São Paulo's residents | 0.9% | 44,411,238 in the state | 9th of 11 in the state |
| Santos: estimate for 2026 against the census | +2.6% | São Paulo +4% | 55th of 55 |
| Santos: occupied homes, 2022 | 167,456 | São Paulo 16,226,118 | 33rd of 55 |
| Santos: residents per occupied home | 2.5 | São Paulo 2.74 | 51st of 55 |
| Santos: homes rented | 27.7% | Brazil 22.2%, São Paulo 26% | 29th of 55 |
| Santos: homes owned by a resident | 68.1% | São Paulo 67.4% | 19th of 55 |
| Santos: ITBI rate | 2% | median of 41 cities 2% | 14th of 41 |
| Santos: ITBI on R$ 500 thousand | R$ 10,000 | at the median rate R$ 10,000 | +R$ 0 |
| Santos: ITBI on R$ 1 million | R$ 20,000 | at the median rate R$ 20,000 | +R$ 0 |
| Santos: 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%), Santos, on R$ 500 thousand | R$ 10,000 | Lei nº 634 de 28/12/1989, art. 5º I-III e art. 7º (texto consolidado até 31/12/2025) |
| Registration at the property registry, Santos, on R$ 500 thousand | R$ 3,284 | São Paulo 2026 fee table |
| Population, 2022 Census | 418,608 | IBGE |
| Population estimate, 2026 | 429,528 | IBGE |
| Occupied homes rented, 2022 Census | 27.7% | 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 São Paulo
Sources
- ITBI, Santos: Lei nº 634 de 28/12/1989, art. 5º I-III e art. 7º (texto consolidado até 31/12/2025) (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.