Buying in São Bernardo do Campo, in detail
The census of 2022 found 810,729 residents in São Bernardo do Campo, and the 2026 estimate is 842,558. The city is 20th of the 55 on Payotte and 23rd among the 100 largest in Brazil. Growth of 3.9% is the 50th of 55, below the national 5.5%.
Owners live in 69.3% of its 300,714 occupied homes, and 23.5% are rented. The rented share ranks 45th of 55, and sits only a little above the Brazilian 22.2%. Homes average 2.7 residents, 35th of 55.
The ITBI law of this city was out of reach for Payotte, so no rate and no ITBI amount appears. Ask the prefeitura or the Secretaria de Finanças. The registro is known: R$ 3,284 for a R$ 500 mil sale. For a sale at R$ 1 milhão it is R$ 3,846, from the 2026 São Paulo table, which prints the full amount paid. No escritura amount is written. These figures are minimums.
Of the other São Paulo cities on the site, six have a 2% ITBI, São Paulo has 3%, and Campinas, Guarulhos and Osasco have no rate read, as São Bernardo has none. Natal and João Pessoa are the nearest cities by size, with 751,300 and 833,932 residents.
State loan figures: São Paulo has a median appraisal of R$ 333,000 for financed homes, 6th of 27. The Brazilian median is R$ 290,545. A Price payment on it is R$ 2,484 a month. For a R$ 500 mil home, an 80% loan over 30 years is R$ 400,000. At the August 2026 average of 11.28% a year, with the Selic at 13.75%, the first Price payment is R$ 3,730 and the first SAC payment R$ 4,690.
The 2024 IPTU was R$ 2,135 per home and R$ 762 per resident, 12th per home among the 100 largest cities. The city holds 1.8% of the state population.
In short
On a R$ 500 thousand home in São Bernardo do Campo (São Paulo), the ITBI transfer tax, the notary deed and the registration come to at least R$ 3,284. 23.5% of occupied homes were rented in the 2022 Census.
Calculate for São Bernardo do Campo
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in São Bernardo do Campo?
On a R$ 500 thousand home in São Bernardo do Campo (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 São Bernardo do Campo?
On a R$ 1 million home in São Bernardo do Campo (São Paulo): registration at the property registry R$ 3,846, at least R$ 3,846 in all.
What is the ITBI rate in São Bernardo do Campo?
Payotte could not read São Bernardo do Campo'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 São Bernardo do Campo?
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 São Bernardo do Campo than in Brazil as a whole?
In the 2022 Census, 23.5% of the 300,714 occupied homes in São Bernardo do Campo were rented and 69.3% owned by a resident, against 22.2% rented across Brazil (IBGE).
How many people live in São Bernardo do Campo?
São Bernardo do Campo had 810,729 residents in the 2022 Census, and 842,558 in the IBGE estimate for 2026.
How São Bernardo do Campo compares
São Bernardo do Campo ranks 20th by population among the 55 cities on Payotte, with 810,729 residents in the 2022 Census, 1.8% of São Paulo's 44,411,238. The IBGE estimate for 2026, 842,558, is 3.9% above the census: in line with São Paulo as a whole (4%), 50th of 55 cities, against 5.5% for Brazil. The census counts 2.7 residents per occupied home, about as many than the 2.74 of São Paulo.
23.5% of the 300,714 occupied homes of São Bernardo do Campo were rented in 2022, close to the 22.2% national share, and 2.5 points below São Paulo (26%); 69.3% were owned by a resident. That is the 45th highest rental share of 55 cities.
Payotte could not read the ITBI rate of São Bernardo do Campo, 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 Natal (751,300 residents, 31.4% of homes rented, ITBI 3%) and João Pessoa (833,932 residents, 28.5% of homes rented, ITBI 3%). In the Sudeste region, which has 20 of the 55 cities, São Bernardo do Campo has the 19th highest share of rented homes. Its 2.7 residents per occupied home rank 36th of 55, in the middle of the field. The capital of São Paulo, São Paulo, has 14.1 times as many residents.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| São Bernardo do Campo: residents, 2022 Census | 810,729 | median city 616,317 | 20th of 55 |
| São Bernardo do Campo: share of São Paulo's residents | 1.8% | 44,411,238 in the state | 4th of 11 in the state |
| São Bernardo do Campo: estimate for 2026 against the census | +3.9% | São Paulo +4% | 50th of 55 |
| São Bernardo do Campo: occupied homes, 2022 | 300,714 | São Paulo 16,226,118 | 18th of 55 |
| São Bernardo do Campo: residents per occupied home | 2.7 | São Paulo 2.74 | 36th of 55 |
| São Bernardo do Campo: homes rented | 23.5% | Brazil 22.2%, São Paulo 26% | 45th of 55 |
| São Bernardo do Campo: homes owned by a resident | 69.3% | São Paulo 67.4% | 12th of 55 |
| São Bernardo do Campo: 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, São Bernardo do Campo, on R$ 500 thousand | R$ 3,284 | São Paulo 2026 fee table |
| Population, 2022 Census | 810,729 | IBGE |
| Population estimate, 2026 | 842,558 | IBGE |
| Occupied homes rented, 2022 Census | 23.5% | IBGE |
| Average rate, new housing loans to individuals (2026-09) | 11.31% | Banco Central do Brasil, SGS 20774 |
| Selic target, since 2026-11-05 | 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.