City · São Paulo

Buying a home in São Paulo: ITBI, fees, loan

ITBI read in the city's own law · notary and registry fees from the state's 2026 table · loan at the Banco Central average rate · census figures

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

If you buy

ITBI, deed, registration and loan in São Paulo

ITBI from the law of São Paulo where Payotte read it, notary and registry fees from the São Paulo 2026 table. Change any field: the amounts are recalculated instantly.

Value chargedR$ 500,000
ITBI rate (general)3%
ITBI transfer taxR$ 15,000
Notary deed (escritura)not computed
Registration at the property registryR$ 3,284
Total of the lines aboveat least R$ 18,284
Largest loan (CMN cap, 80%)R$ 400,000 (80%)
Price payment, 30 years at 11.28%R$ 3,730
SAC first payment, 30 yearsR$ 4,690

Partial: the state's notary deed table could not be read.

Purchase of a home by an individual. ITBI at the city's general rate on the higher of the price and the reference value; reduced rates, certificates and broker or lawyer fees (no official scale) are not included. The loan uses the Banco Central average rate on new housing loans, not an offer, before insurance, fees and TR correction. All the rates and sources.

If you sell

Capital gain and the income tax on it

Same federal rules in every city: the seller's tax residence decides.

Capital gainR$ 400,000
Income tax on the gainR$ 60,000
Average rate on the gain15%
Sale price after the taxR$ 1,140,000

Non-resident: withheld by the buyer (or the attorney of a non-resident buyer) on the date of the sale (Law 10,833, art. 26).

Gain = sale price − documented purchase cost in reais. Not computed: purchases before 1996, costs in foreign currency, improvements, the reduction factors FR1 and FR2 of a resident (the Receita's GCAP program computes them). Broker fees have no official scale and are not included. The capital gains calculator and its sources.

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, from the rates and fee tables read on 15 October 2026 (the state's notary deed table could not be read).

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?

A lender may finance at most 80% of a home's appraised value under the CMN rules (more with SAC), so R$ 400,000 on a R$ 500 thousand home. At 11.28% a year, the Banco Central average on new housing loans to individuals (August 2026), R$ 400,000 over 30 years costs R$ 3,730 a month with the Price system, or R$ 4,690 for the first month with SAC, before insurance and fees.

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 much tax when you sell a home in São Paulo?

Brazil's federal income tax rules apply in São Paulo as everywhere in the country. A non-resident pays 15% on a gain up to R$ 5 million, rising by bands to 22.5%, with none of the residents' exemptions, withheld by the buyer on the day of the sale (Law 8,981, art. 21; Law 10,833, art. 26): bought R$ 800 thousand, sold R$ 1.2 million, the gain of R$ 400,000 costs R$ 60,000, or R$ 100,000 for a seller in a listed low-tax jurisdiction (25%). A resident is exempt when selling an only property for R$ 440,000 or less, with no other sale in five years, or when reinvesting the price in a home in Brazil within 180 days; otherwise the same bands apply before the reduction factors FR1 and FR2, which lower the tax.

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.

The figures

MeasureValueSource
ITBI transfer tax (3%), São Paulo, on R$ 500 thousandR$ 15,000Lei 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 thousandR$ 3,284São Paulo 2026 fee table
Population, 2022 Census11,451,999IBGE
Population estimate, 202611,911,337IBGE
Occupied homes rented, 2022 Census28.4%IBGE
Average rate, new housing loans to individuals (2026-08)11.28%Banco Central do Brasil, SGS 20774
Selic target, since 2026-09-1713.75%Banco Central do Brasil, Copom

No official, openly licensed series gives home prices city by city in Brazil: the FipeZap index forbids reuse, and the Banco Central publishes the median value of financed homes by state only.

Elsewhere in São Paulo

Sources