Buying in Vitória, in detail
Vitória pairs high mortgage appraisals with low building costs, at least in the state data. Both readings are for Espírito Santo as a whole, not for the city alone. Espírito Santo has a Banco Central median appraisal, for financed homes only, of R$ 380,000, 5th of 27 and well over the R$ 291 thousand national median. Repaying it under Price takes R$ 2,835 monthly. SINAPI, the construction-cost survey, puts a square metre at R$ 1,805, only 25th of 27.
The city is the state capital and holds 8.4% of its population. The 2022 census found 322,869 people, and an estimated 343,935 live there in 2026, up 6.5% against 5.5% nationally. The capital therefore grows faster than the country. It stands 38th of 55 on Payotte, and 85th once Brazil's biggest cities are counted up to 100. Palmas (302,692) and Rio Branco (364,756) are the closest in size.
Tenants live in 28.8% of 128,624 homes with residents, 21st of 55, and owners 66.1%. Brazil rents 22.2%. With 2.51 people per home, Vitória ranks 50th of 55, so homes are small in headcount by national standards of 2.8. Only a few Payotte cities have fewer, and none other from the state is listed. Annual IPTU came to R$ 956 for each home in 2024, 54th in the list of the 100 biggest cities.
ITBI is 2% in Vitória, the same as the median of the 41 readable cities. One asks less and 13 ask more. A purchase through a housing cooperative falls to 1%. Payotte worked from the Prefeitura's citation of the law, without reading the law text.
A R$ 500 thousand sale carries R$ 10,000 of ITBI, R$ 7,255 of escritura (notarised deed) and R$ 4,560 of registro (property registry entry). The total, at least R$ 21,814 or 4.36%, is a floor, since the Espírito Santo schedule leaves out state taxes and funds. At R$ 1 million the floor is R$ 31,814, or 3.18%. The cartório items do not move with price.
Banks advance up to 80% of the price in 30 years. August 2026 saw an average of 11.28% a year and a Selic of 13.75%. R$ 400,000 borrowed starts at R$ 3,730 under Price and R$ 4,690 under SAC.
In short
On a R$ 500 thousand home in Vitória (Espírito Santo), the ITBI transfer tax, the notary deed and the registration come to at least R$ 21,814. The city's ITBI rate is 2%. 28.8% of occupied homes were rented in the 2022 Census.
Calculate for Vitória
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Vitória?
On a R$ 500 thousand home in Vitória (Espírito Santo), ITBI transfer tax (2%) R$ 10,000, notary deed (escritura) R$ 7,255, registration at the property registry R$ 4,560: at least R$ 21,814 in all, from the rates and fee tables read on 15 October 2026 (the state's table gives the fees before state taxes and funds).
How much are the purchase costs on a R$ 1 million home in Vitória?
On a R$ 1 million home in Vitória (Espírito Santo): ITBI transfer tax (2%) R$ 20,000, notary deed (escritura) R$ 7,255, registration at the property registry R$ 4,560, at least R$ 31,814 in all.
What is the ITBI rate in Vitória?
Vitória charges ITBI at 2% of the value of the transfer (Lei nº 3.571/1989 art. 16 I (cooperativa) e Decreto nº 12.882/2006, as cited by the Prefeitura; law text itself not read); the same law sets a reduced rate of 1% for some purchases it defines (see the purchase costs calculator).
What monthly payment on a R$ 500 thousand home in Vitória?
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 Vitória than in Brazil as a whole?
In the 2022 Census, 28.8% of the 128,624 occupied homes in Vitória were rented and 66.1% owned by a resident, against 22.2% rented across Brazil (IBGE).
How many people live in Vitória?
Vitória had 322,869 residents in the 2022 Census, and 343,935 in the IBGE estimate for 2026.
How Vitória compares
Vitória ranks 38th by population among the 55 cities on Payotte, with 322,869 residents in the 2022 Census, 8.4% of Espírito Santo's 3,833,712. The IBGE estimate for 2026, 343,935, is 6.5% above the census: slower than Espírito Santo as a whole (8.3%), 28th of 55 cities, against 5.5% for Brazil. The census counts 2.51 residents per occupied home, fewer than the 2.68 of Espírito Santo.
28.8% of the 128,624 occupied homes of Vitória were rented in 2022, well above the 22.2% national share, and 5.3 points above Espírito Santo (23.5%); 66.1% were owned by a resident. That is the 21st highest rental share of 55 cities.
Vitória 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% for some purchases it defines, which the calculator does not apply.
By population the closest cities on Payotte are Palmas (302,692 residents, 34.8% of homes rented, ITBI 2%) and Rio Branco (364,756 residents, 19.8% of homes rented, ITBI 2%). In the Sudeste region, which has 20 of the 55 cities, Vitória has the 6th highest share of rented homes. Its 2.51 residents per occupied home rank 50th of 55, among the least crowded.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Vitória: residents, 2022 Census | 322,869 | median city 616,317 | 38th of 55 |
| Vitória: share of Espírito Santo's residents | 8.4% | 3,833,712 in the state | 1st of 1 in the state |
| Vitória: estimate for 2026 against the census | +6.5% | Espírito Santo +8.3% | 28th of 55 |
| Vitória: occupied homes, 2022 | 128,624 | Espírito Santo 1,428,808 | 35th of 55 |
| Vitória: residents per occupied home | 2.51 | Espírito Santo 2.68 | 50th of 55 |
| Vitória: homes rented | 28.8% | Brazil 22.2%, Espírito Santo 23.5% | 21st of 55 |
| Vitória: homes owned by a resident | 66.1% | Espírito Santo 68.8% | 32nd of 55 |
| Vitória: ITBI rate | 2% | median of 41 cities 2% | 14th of 41 |
| Vitória: ITBI on R$ 500 thousand | R$ 10,000 | at the median rate R$ 10,000 | +R$ 0 |
| Vitória: ITBI on R$ 1 million | R$ 20,000 | at the median rate R$ 20,000 | +R$ 0 |
| Vitória: all computed lines on R$ 500 thousand | at least R$ 21,814 | 4.36% of the price | R$ 31,814 on R$ 1 million |
Notary and registry fees, the median financed home and the construction cost of Espírito Santo are on its state page.
The figures
| Measure | Value | Source |
|---|---|---|
| ITBI transfer tax (2%), Vitória, on R$ 500 thousand | R$ 10,000 | Lei nº 3.571/1989 art. 16 I (cooperativa) e Decreto nº 12.882/2006, as cited by the Prefeitura; law text itself not read |
| Notary deed (escritura), Vitória, on R$ 500 thousand | R$ 7,255 | Espírito Santo 2026 fee table |
| Registration at the property registry, Vitória, on R$ 500 thousand | R$ 4,560 | Espírito Santo 2026 fee table |
| Population, 2022 Census | 322,869 | IBGE |
| Population estimate, 2026 | 343,935 | IBGE |
| Occupied homes rented, 2022 Census | 28.8% | 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 Espírito Santo
Sources
- ITBI, Vitória: Lei nº 3.571/1989 art. 16 I (cooperativa) e Decreto nº 12.882/2006, as cited by the Prefeitura; law text itself not read (consulted 2026-10-15).
- Notary and registry fees, Espírito Santo: Ato n. 10/2025 CGJ-ES (dated 15/12/2025, made available 17/12/2025), effects from 01/01/2026; tables of State Law 4.847/1993 converted to BRL (Tabela 7 item IV-B escritura; Tabela 11 item I-B registro); 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.