Buying in São Paulo, in detail
São Paulo has 11,451,999 residents in the 2022 census, 1st of 55 cities on Payotte, and an estimate of 11,911,337 for 2026. It holds 25.8% of the state's population. Growth of 4% is 49th of 55, below the national 5.5%. Rio de Janeiro is the only city of similar size.
The ITBI is 3%, under Lei 11.154/1991 and Decreto 55.196/2014. Only one city charges more among those read, and 30 charge less. For SFH, PAR and HIS contracts signed from 25 February 2022, 0.5% applies to the financed amount up to a cap, and 3% to the rest. If the property value is above the cap, 3% applies to the whole base.
On R$ 500,000, ITBI is R$ 15,000. The registro is R$ 3,284, and the total is at least R$ 18,284, 3.66% of the price. On R$ 1 milhão, ITBI is R$ 30,000, registro R$ 3,846 and the total R$ 33,846, or 3.38%. No escritura amount is written here, so both totals are minimums.
IPTU is the high mark: R$ 3,803 per home, 3rd among the 100 largest cities.
Tenants live in 28.4% of the city's 4,309,163 occupied dwellings, 24th of 55, and owners in 65.8%. Each home has 2.66 people, 39th of 55.
The state median value of financed homes is R$ 333,000, 6th of 27 and above the national R$ 290,545. This median counts only homes with Central Bank financing. A Price payment on it is R$ 2,484. SINAPI is R$ 2,093 per m2, 8th of 27.
For a R$ 500,000 purchase with 80% financed over 30 years, the loan is R$ 400,000. At the average rate of 11.28% in August 2026, the Price payment is R$ 3,730 and the first SAC payment R$ 4,690. Ilhabela, Santos and Ubatuba, among others, are also on Payotte.
The registro is the entry of the sale in the property registry, and the escritura is the deed at the notary. In São Paulo, the table prints the full amount paid, fees plus the state shares, so the registro figure needs no addition. The ITBI is a separate payment to the city.
In short
On a R$ 500 thousand home in São Paulo (São Paulo), the ITBI transfer tax, the notary deed and the registration come to at least R$ 18,284. The city's ITBI rate is 3%. 28.4% of occupied homes were rented in the 2022 Census.
Calculate for São Paulo
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in São Paulo?
On a R$ 500 thousand home in São Paulo (São Paulo), ITBI transfer tax (3%) R$ 15,000, registration at the property registry R$ 3,284: at least R$ 18,284 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 São Paulo?
On a R$ 1 million home in São Paulo (São Paulo): ITBI transfer tax (3%) R$ 30,000, registration at the property registry R$ 3,846, at least R$ 33,846 in all.
What is the ITBI rate in São Paulo?
São Paulo charges ITBI at 3% of the value of the transfer (Lei nº 11.154/1991 arts. 7 and 10 (art. 10 as worded by Lei nº 17.719/2021, caps updated annually); Decreto nº 55.196/2014); 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 São Paulo?
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 Paulo than in Brazil as a whole?
In the 2022 Census, 28.4% of the 4,309,163 occupied homes in São Paulo were rented and 65.8% owned by a resident, against 22.2% rented across Brazil (IBGE).
How many people live in São Paulo?
São Paulo had 11,451,999 residents in the 2022 Census, and 11,911,337 in the IBGE estimate for 2026.
How São Paulo compares
São Paulo is the most populous of the 55 cities on Payotte, with 11,451,999 residents in the 2022 Census, 25.8% of São Paulo's 44,411,238. The IBGE estimate for 2026, 11,911,337, is 4% above the census: in line with São Paulo as a whole (4%), 49th of 55 cities, against 5.5% for Brazil. The census counts 2.66 residents per occupied home, fewer than the 2.74 of São Paulo.
28.4% of the 4,309,163 occupied homes of São Paulo were rented in 2022, well above the 22.2% national share, and 2.4 points above São Paulo (26%); 65.8% were owned by a resident. That is the 24th highest rental share of 55 cities.
São Paulo charges ITBI at 3%, above the 2% median of the 41 city rates read (1 city charges more). That is R$ 15,000 on R$ 500 thousand and R$ 30,000 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 Rio de Janeiro (6,211,223 residents, 27.9% of homes rented). In the Sudeste region, which has 20 of the 55 cities, São Paulo has the 7th highest share of rented homes. Its 2.66 residents per occupied home rank 40th of 55, in the middle of the field.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| São Paulo: residents, 2022 Census | 11,451,999 | median city 616,317 | 1st of 55 |
| São Paulo: share of São Paulo's residents | 25.8% | 44,411,238 in the state | 1st of 11 in the state |
| São Paulo: estimate for 2026 against the census | +4% | São Paulo +4% | 49th of 55 |
| São Paulo: occupied homes, 2022 | 4,309,163 | São Paulo 16,226,118 | 1st of 55 |
| São Paulo: residents per occupied home | 2.66 | São Paulo 2.74 | 40th of 55 |
| São Paulo: homes rented | 28.4% | Brazil 22.2%, São Paulo 26% | 24th of 55 |
| São Paulo: homes owned by a resident | 65.8% | São Paulo 67.4% | 34th of 55 |
| São Paulo: ITBI rate | 3% | median of 41 cities 2% | 2nd of 41 |
| São Paulo: ITBI on R$ 500 thousand | R$ 15,000 | at the median rate R$ 10,000 | +R$ 5,000 |
| São Paulo: ITBI on R$ 1 million | R$ 30,000 | at the median rate R$ 20,000 | +R$ 10,000 |
| São Paulo: all computed lines on R$ 500 thousand | at least R$ 18,284 | 3.66% of the price | R$ 33,846 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 (3%), São Paulo, on R$ 500 thousand | R$ 15,000 | Lei nº 11.154/1991 arts. 7 and 10 (art. 10 as worded by Lei nº 17.719/2021, caps updated annually); Decreto nº 55.196/2014 |
| Registration at the property registry, São Paulo, on R$ 500 thousand | R$ 3,284 | São Paulo 2026 fee table |
| Population, 2022 Census | 11,451,999 | IBGE |
| Population estimate, 2026 | 11,911,337 | IBGE |
| Occupied homes rented, 2022 Census | 28.4% | 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 São Paulo
Sources
- ITBI, São Paulo: Lei nº 11.154/1991 arts. 7 and 10 (art. 10 as worded by Lei nº 17.719/2021, caps updated annually); Decreto nº 55.196/2014 (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.