Buying in Ubatuba, in detail
Ubatuba is one of the smaller cities on Payotte. The 2022 census counted 92,981 residents, 47th of 55, and the city lies outside the national top 100. It holds 0.2% of the population of São Paulo state. The 2026 projection is 97,541, a gain of 4.9% that ranks 38th and trails the national 5.5%. Paraty and Ipojuca, with 45,243 and 98,932 residents, are the nearest in size.
Of the 34,027 homes occupied in 2022, 66.1% house their owners and 26.1% are let. That share ranks 35th of 55, above the Brazilian 22.2% and close to the 26% of the state. Homes hold 2.73 people, 32nd of 55.
ITBI, the municipal tax on property transfers, is 2% under Lei 3.289/2009, art. 11. 1 city charges less and 13 charge more. In an SFH deal, the value actually financed pays 0.5% and the rest pays 2%. São Paulo, the state capital, charges 3%, and Ilhabela, also on Payotte, charges 2%.
A purchase priced at R$ 500 thousand carries R$ 10,000 of ITBI and R$ 3,284 of registro, the entry in the property registry that makes the buyer the owner on paper. Payotte shows no escritura amount for the city, so the total of R$ 13,284, or 2.66% of the price, is a minimum. At R$ 1 million, the registro is R$ 3,846 and the floor is R$ 23,846, or 2.38%.
IPTU, the yearly property tax, has no reading here: the city is outside the 100 largest, which is the group Payotte measures. Ask the prefeitura for the annual bill.
For financing, the benchmark is the whole state. São Paulo sits near the top: financed homes are appraised at a middle value of R$ 333,000, 6th of 27 units, against R$ 291 thousand for Brazil. Homes paid for in cash are outside that series. A Price loan on it takes R$ 2,484 a month. SINAPI, the construction cost survey, prices a square metre at R$ 2,093, 8th of 27.
Rules for borrowers are shared by all states: a bank lends no more than 80% of the price, and the Selic, the central bank's base rate, stood at 13.75% in August 2026. A loan of R$ 400,000 starts at R$ 3,730 under Price and at R$ 4,690 under SAC.
In short
On a R$ 500 thousand home in Ubatuba (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%. 26.1% of occupied homes were rented in the 2022 Census.
Calculate for Ubatuba
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Ubatuba?
On a R$ 500 thousand home in Ubatuba (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 Ubatuba?
On a R$ 1 million home in Ubatuba (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 Ubatuba?
Ubatuba charges ITBI at 2% of the value of the transfer (Lei 3.289/2009, art. 11); 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 Ubatuba?
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 Ubatuba than in Brazil as a whole?
In the 2022 Census, 26.1% of the 34,027 occupied homes in Ubatuba were rented and 66.1% owned by a resident, against 22.2% rented across Brazil (IBGE).
How many people live in Ubatuba?
Ubatuba had 92,981 residents in the 2022 Census, and 97,541 in the IBGE estimate for 2026.
How Ubatuba compares
Ubatuba ranks 47th by population among the 55 cities on Payotte, with 92,981 residents in the 2022 Census, 0.2% of São Paulo's 44,411,238. The IBGE estimate for 2026, 97,541, is 4.9% above the census: faster than São Paulo as a whole (4%), 38th of 55 cities, against 5.5% for Brazil. The census counts 2.73 residents per occupied home, about as many than the 2.74 of São Paulo.
26.1% of the 34,027 occupied homes of Ubatuba were rented in 2022, well above the 22.2% national share, and 0.1 points above São Paulo (26%); 66.1% were owned by a resident. That is the 35th highest rental share of 55 cities.
Ubatuba 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 0.5% for some purchases it defines, which the calculator does not apply.
By population the closest cities on Payotte are Paraty (45,243 residents, 29.9% of homes rented, ITBI 2%) and Ipojuca (98,932 residents, 24.1% of homes rented, ITBI 2%). In the Sudeste region, which has 20 of the 55 cities, Ubatuba has the 13th highest share of rented homes. Its 2.73 residents per occupied home rank 32nd of 55, in the middle of the field. The capital of São Paulo, São Paulo, has 123.2 times as many residents and charges ITBI at 3%, a higher rate.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Ubatuba: residents, 2022 Census | 92,981 | median city 616,317 | 47th of 55 |
| Ubatuba: share of São Paulo's residents | 0.2% | 44,411,238 in the state | 10th of 11 in the state |
| Ubatuba: estimate for 2026 against the census | +4.9% | São Paulo +4% | 38th of 55 |
| Ubatuba: occupied homes, 2022 | 34,027 | São Paulo 16,226,118 | 46th of 55 |
| Ubatuba: residents per occupied home | 2.73 | São Paulo 2.74 | 32nd of 55 |
| Ubatuba: homes rented | 26.1% | Brazil 22.2%, São Paulo 26% | 35th of 55 |
| Ubatuba: homes owned by a resident | 66.1% | São Paulo 67.4% | 32nd of 55 |
| Ubatuba: ITBI rate | 2% | median of 41 cities 2% | 14th of 41 |
| Ubatuba: ITBI on R$ 500 thousand | R$ 10,000 | at the median rate R$ 10,000 | +R$ 0 |
| Ubatuba: ITBI on R$ 1 million | R$ 20,000 | at the median rate R$ 20,000 | +R$ 0 |
| Ubatuba: 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%), Ubatuba, on R$ 500 thousand | R$ 10,000 | Lei 3.289/2009, art. 11 |
| Registration at the property registry, Ubatuba, on R$ 500 thousand | R$ 3,284 | São Paulo 2026 fee table |
| Population, 2022 Census | 92,981 | IBGE |
| Population estimate, 2026 | 97,541 | IBGE |
| Occupied homes rented, 2022 Census | 26.1% | 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, Ubatuba: Lei 3.289/2009, art. 11 (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.