In short
On a R$ 500 thousand home in Guarulhos (São Paulo), the ITBI transfer tax, the notary deed and the registration come to at least R$ 3,284. 24% of occupied homes were rented in the 2022 Census.
Calculate for Guarulhos
The questions, answered
How much are the purchase costs on a R$ 500 thousand home in Guarulhos?
On a R$ 500 thousand home in Guarulhos (São Paulo), registration at the property registry R$ 3,284: at least R$ 3,284 in all, from the rates and fee tables read on 15 October 2026 (the city's ITBI rate could not be read at an official source; the state's notary deed table could not be read).
How much are the purchase costs on a R$ 1 million home in Guarulhos?
On a R$ 1 million home in Guarulhos (São Paulo): registration at the property registry R$ 3,846, at least R$ 3,846 in all.
What is the ITBI rate in Guarulhos?
Payotte could not read Guarulhos's ITBI law or the city's finance department page (the official site refused the connection or the text could not be found), so it publishes no rate: ask the city before signing.
What monthly payment on a R$ 500 thousand home in Guarulhos?
R$ 400,000 borrowed on a R$ 500 thousand home (CMN cap 80%) costs R$ 3,730 a month with Price over 30 years at 11.28% (August 2026), or R$ 4,690 the first month with SAC.
Do more people rent in Guarulhos than in Brazil as a whole?
In the 2022 Census, 24% of the 450,824 occupied homes in Guarulhos were rented and 68.6% owned by a resident, against 22.2% rented across Brazil (IBGE).
How many people live in Guarulhos?
Guarulhos had 1,291,771 residents in the 2022 Census, and 1,351,284 in the IBGE estimate for 2026.
How Guarulhos compares
Guarulhos ranks 13th by population among the 55 cities on Payotte, with 1,291,771 residents in the 2022 Census, 2.9% of São Paulo's 44,411,238. The IBGE estimate for 2026, 1,351,284, is 4.6% above the census: faster than São Paulo as a whole (4%), 42nd of 55 cities, against 5.5% for Brazil. The census counts 2.87 residents per occupied home, more than the 2.74 of São Paulo.
24% of the 450,824 occupied homes of Guarulhos were rented in 2022, close to the 22.2% national share, and 2 points below São Paulo (26%); 68.6% were owned by a resident. That is the 44th highest rental share of 55 cities.
Payotte could not read the ITBI rate of Guarulhos, so it adds no tax line to the purchase costs. In São Paulo it did read Ilhabela (2%), Ribeirão Preto (2%), Santo André (2%), Santos (2%) and São José dos Campos (2%), but ITBI is set city by city. Across the 41 cities with a rate read, the median is 2%.
By population the closest cities on Payotte are Campinas (1,139,047 residents, 26.7% of homes rented) and Belém (1,303,403 residents, 19.9% of homes rented, ITBI 3%). In the Sudeste region, which has 20 of the 55 cities, Guarulhos has the 18th highest share of rented homes. Its 2.87 residents per occupied home rank 11th of 55, in the middle of the field. The capital of São Paulo, São Paulo, has 8.9 times as many residents.
| Measure | Value | Reference | Rank |
|---|---|---|---|
| Guarulhos: residents, 2022 Census | 1,291,771 | median city 616,317 | 13th of 55 |
| Guarulhos: share of São Paulo's residents | 2.9% | 44,411,238 in the state | 2nd of 11 in the state |
| Guarulhos: estimate for 2026 against the census | +4.6% | São Paulo +4% | 42nd of 55 |
| Guarulhos: occupied homes, 2022 | 450,824 | São Paulo 16,226,118 | 12th of 55 |
| Guarulhos: residents per occupied home | 2.87 | São Paulo 2.74 | 11th of 55 |
| Guarulhos: homes rented | 24% | Brazil 22.2%, São Paulo 26% | 44th of 55 |
| Guarulhos: homes owned by a resident | 68.6% | São Paulo 67.4% | 16th of 55 |
| Guarulhos: ITBI rate | not read | 41 of 55 cities read, median 2% | 7 read in São Paulo |
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 |
|---|---|---|
| Registration at the property registry, Guarulhos, on R$ 500 thousand | R$ 3,284 | São Paulo 2026 fee table |
| Population, 2022 Census | 1,291,771 | IBGE |
| Population estimate, 2026 | 1,351,284 | IBGE |
| Occupied homes rented, 2022 Census | 24% | IBGE |
| Average rate, new housing loans to individuals (2026-08) | 11.28% | 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
- 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.