Buying in Alagoas, in detail
Alagoas counted 3,127,683 people in the 2022 census, which makes it the 19th largest of the 27 units. The 2026 estimate is 3,221,128. That is growth of 3%, the lowest of all 27 units and well under the national 5.5%. Anyone reading Alagoas as a fast-growing market should start from that figure.
The housing stock is mostly owner-occupied. Of 1,041,118 occupied homes in 2022, 73.4% were owned and 20.1% were rented. The rented share ranks 18th of 27 and sits under the Brazilian 22.2%. Homes hold 3 residents on average, a household size that ranks 8th of 27.
Prices in the financing data are modest next to the rest of the country. Financed homes in Alagoas carry a median appraisal of R$ 218,000, 22nd of 27. The national median is R$ 290,545. Remember that this figure comes from the Banco Central series on financed homes only, not from every sale. The SINAPI construction cost is R$ 1,844 per square metre, 24th of 27, and Brazil as a whole stands at R$ 1,999.73. A Price loan on the state median costs R$ 1,626 a month.
Borrowing conditions are the same everywhere. The average annual rate in August 2026 was 11.28%, with the Selic at 13.75%. A bank lends up to 80% over 30 years. On a R$ 500 mil home that means a R$ 400,000 loan, a first Price payment of R$ 3,730 and a first SAC payment of R$ 4,690.
Only one Alagoas city appears on Payotte. Maceió, with 957,916 residents, holds 30.6% of the state's people. It ranks 16th among Brazilian cities and had an estimated 995,134 people in 2026. Its ITBI rate is 2%, read from Lei 4.486/1996. A reduced 0.5% applies to the financed part of SFH transactions, and 3% applies to other transfers when the tax is paid more than 30 days after the deed. Thirteen of the 41 cities whose law Payotte read charge more, and one charges less.
The state fee table comes from Lei estadual 9.778, in force from about 29 March 2026. Its amounts leave out the state taxes and funds, so every total below is a minimum. A R$ 500 thousand sale in Maceió adds R$ 10,000 of ITBI, R$ 6,118 for the escritura and R$ 6,118 for the registro: R$ 22,236 at the least, 4.45% of the price. On R$ 1 milhão the minimum is R$ 33,860, or 3.39%, with ITBI at R$ 20,000 and each cartório act at R$ 6,930.
Property tax is the last line. Maceió collected R$ 746 of IPTU per home in 2024, or R$ 252 per resident, which puts it 66th per home among the 100 largest cities.
In short
On a R$ 500 thousand home in Maceió, the capital of Alagoas, the ITBI transfer tax, the notary deed and the registration come to at least R$ 22,236. The city's ITBI rate is 2%. 20.1% of occupied homes were rented in the 2022 Census.
Calculate for Alagoas
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Maceió?
On a R$ 500 thousand home in Maceió, the capital of Alagoas, ITBI transfer tax (2%) R$ 10,000, notary deed (escritura) R$ 6,118, registration at the property registry R$ 6,118: at least R$ 22,236 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 Maceió?
On a R$ 1 million home in Maceió, the capital of Alagoas: ITBI transfer tax (2%) R$ 20,000, notary deed (escritura) R$ 6,930, registration at the property registry R$ 6,930, at least R$ 33,860 in all.
What is the ITBI rate in Maceió?
Maceió charges ITBI at 2% of the value of the transfer (Lei nº 4.486/1996 (Código Tributário), arts. 33 and 34, as amended by Leis 5.677/2008, 5.837/2009 and 5.869/2009); 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 Alagoas?
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 Alagoas than in Brazil as a whole?
In the 2022 Census, 20.1% of the 1,041,118 occupied homes in Alagoas were rented and 73.4% owned by a resident, against 22.2% rented across Brazil (IBGE).
What is the typical value of a financed home in Alagoas?
The median appraisal value of homes financed in Alagoas was R$ 218,000 in June 2026, against R$ 290,545 for Brazil (Banco Central do Brasil, homes bought with a loan only, not all sales).
What is the average construction cost per square metre in Alagoas?
The SINAPI average construction cost published by the IBGE for Alagoas was R$ 1,844 per square metre in September 2026, against R$ 2,000 for Brazil.
How much tax when you sell a home in Alagoas?
Federal rules apply in Alagoas as everywhere in Brazil. A non-resident pays 15% on a gain up to R$ 5 million, rising by bands to 22.5% (Law 8,981, art. 21), withheld by the buyer: bought R$ 800 thousand, sold R$ 1.2 million, a gain of R$ 400,000 costs R$ 60,000 (R$ 100,000 in a low-tax jurisdiction, 25%). A resident selling an only property for R$ 440,000 or less is exempt, as is one reinvesting within 180 days.
How many people live in Alagoas?
Alagoas had 3,127,683 residents in the 2022 Census, and 3,221,128 in the IBGE estimate for 2026.
How Alagoas compares
Alagoas counted 3,127,683 residents in 2022, 1.5% of Brazil's 203,080,756 across the 27 federative units and the 19th largest. The IBGE estimate for 2026, 3,221,128, is 3% higher (Brazil: 5.5%), the 27th fastest of the 27. Maceió is the city of the state on Payotte, holding 30.6% of its residents. Region: Nordeste; 3 residents per occupied home against 2.8 nationally.
20.1% of the 1,041,118 occupied homes of Alagoas were rented in 2022, well below the 22.2% national share; 73.4% were owned by a resident. That is the 18th highest rental share of 27 units.
Maceió, the capital, 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.
On R$ 500 thousand, the Alagoas fee table gives the notary deed R$ 6,118 (R$ 6,930 on R$ 1 million) and registration R$ 6,118 (R$ 6,930 on R$ 1 million). All the lines Payotte computes add up to at least R$ 22,236, 4.45% of the price, and 3.39% on R$ 1 million: fees weigh less as the price doubles. The table gives fees before state taxes and funds, so the totals are lower limits.
In Alagoas the median appraisal of a financed home is R$ 218,000, 25% below the national R$ 290,545 and 22nd of 27 units; a R$ 500 thousand purchase is 2.3 times that median. A loan of 80% on the median home would cost R$ 1,630 a month over 30 years with the Price system at 11.31%, against R$ 3,738 for R$ 500 thousand. The SINAPI construction cost, R$ 1,844 per square metre, is 7.8% below the national R$ 2,000 (24th of 27).
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Alagoas: residents, 2022 Census | 3,127,683 | median unit 3,941,613 | 19th of 27 |
| Share of Brazil's residents | 1.54% | 203,080,756 in Brazil | 19th of 27 |
| Alagoas: estimate for 2026 against the census | +3% | Brazil +5.5% | 27th of 27 |
| Alagoas: occupied homes, 2022 | 1,041,118 | Brazil 72,461,369 | 19th of 27 |
| Alagoas: residents per occupied home | 3 | Brazil 2.8 | 8th of 27 |
| Alagoas: homes rented | 20.1% | Brazil 22.2% | 18th of 27 |
| Alagoas: homes owned by a resident | 73.4% | median unit 71.6% | 9th of 27 |
| Alagoas: ITBI rate (Maceió) | 2% | median of 41 cities 2% | 14th of 41 |
| Alagoas: ITBI on R$ 500 thousand (Maceió) | R$ 10,000 | at the median rate R$ 10,000 | +R$ 0 |
| Alagoas: ITBI on R$ 1 million (Maceió) | R$ 20,000 | at the median rate R$ 20,000 | +R$ 0 |
| Alagoas: all computed lines on R$ 500 thousand (Maceió) | at least R$ 22,236 | 4.45% of the price | R$ 33,860 on R$ 1 million |
| Median value of financed homes | R$ 218,000 | Brazil R$ 290,545 | 22nd of 27 |
| SINAPI cost per square metre | R$ 1,844 | Brazil R$ 2,000 | 24th of 27 |
| Cities on Payotte | 1 | 30.6% of the state's residents | - |
The figures
| Measure | Value | Source |
|---|---|---|
| ITBI transfer tax (2%), Maceió, on R$ 500 thousand | R$ 10,000 | Lei nº 4.486/1996 (Código Tributário), arts. 33 and 34, as amended by Leis 5.677/2008, 5.837/2009 and 5.869/2009 |
| Notary deed (escritura), Maceió, on R$ 500 thousand | R$ 6,118 | Alagoas 2026 fee table |
| Registration at the property registry, Maceió, on R$ 500 thousand | R$ 6,118 | Alagoas 2026 fee table |
| Population, 2022 Census | 3,127,683 | IBGE |
| Population estimate, 2026 | 3,221,128 | IBGE |
| Occupied homes rented, 2022 Census | 20.1% | IBGE |
| Median appraisal value of financed homes (2026-06) | R$ 218,000 | Banco Central do Brasil (ODbL) |
| SINAPI average construction cost per m² (September 2026) | R$ 1,844 | 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.
Cities of Alagoas on Payotte
Sources
- ITBI, Maceió: Lei nº 4.486/1996 (Código Tributário), arts. 33 and 34, as amended by Leis 5.677/2008, 5.837/2009 and 5.869/2009 (consulted 2026-10-15).
- Notary and registry fees, Alagoas: Lei estadual n. 9.778 de 23/12/2025 (DOE/AL suplemento 29/12/2025), Anexo I; in force 90 days after publication (art. 27), i.e. from about 29/03/2026; 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.