In short
On a R$ 500 thousand home in São Paulo, the capital of 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%. 26% of occupied homes were rented in the 2022 Census.
Calculate for São Paulo
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, the capital of 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, the capital of São Paulo: ITBI transfer tax (3%) R$ 30,000, registration at the property registry R$ 3,846, at least R$ 33,846 in all.
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?
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 São Paulo than in Brazil as a whole?
In the 2022 Census, 26% of the 16,226,118 occupied homes in São Paulo were rented and 67.4% owned by a resident, against 22.2% rented across Brazil (IBGE).
What is the typical value of a financed home in São Paulo?
The median appraisal value of homes financed in São Paulo was R$ 333,000 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 São Paulo?
The SINAPI average construction cost published by the IBGE for São Paulo was R$ 2,093 per square metre in September 2026, against R$ 2,000 for Brazil.
How much tax when you sell a home in São Paulo?
Federal rules apply in São Paulo 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 São Paulo?
São Paulo had 44,411,238 residents in the 2022 Census, and 46,179,008 in the IBGE estimate for 2026.
How São Paulo compares
São Paulo counted 44,411,238 residents in 2022, 21.9% of Brazil's 203,080,756 across the 27 federative units and the 1st largest. The IBGE estimate for 2026, 46,179,008, is 4% higher (Brazil: 5.5%), the 23rd fastest of the 27. Campinas, Guarulhos, Ilhabela, Osasco, Ribeirão Preto, Santo André, Santos, São Bernardo do Campo, São José dos Campos, São Paulo and Ubatuba are the 11 cities of the state on Payotte, holding 40.8% of its residents. Region: Sudeste; 2.74 residents per occupied home against 2.8 nationally.
26% of the 16,226,118 occupied homes of São Paulo were rented in 2022, well above the 22.2% national share; 67.4% were owned by a resident. That is the 5th highest rental share of 27 units.
São Paulo, the capital, charges ITBI at 3%, above the 2% median of the 41 city rates read (1 city charges more). That is R$ 15,000 on R$ 500 thousand and R$ 30,000 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 São Paulo fee table gives registration R$ 3,284 (R$ 3,846 on R$ 1 million); the other fee could not be read for this price. All the lines Payotte computes add up to at least R$ 18,284, 3.66% of the price. The table prints the amount the user pays.
In São Paulo the median appraisal of a financed home is R$ 333,000, 14.6% above the national R$ 290,545 and 6th of 27 units; a R$ 500 thousand purchase is 1.5 times that median. A loan of 80% on the median home would cost R$ 2,484 a month over 30 years with the Price system at 11.28%, against R$ 3,730 for R$ 500 thousand. The SINAPI construction cost, R$ 2,093 per square metre, is 4.7% above the national R$ 2,000 (8th of 27).
| Measure | Value | Reference | Rank |
|---|---|---|---|
| São Paulo: residents, 2022 Census | 44,411,238 | median unit 3,941,613 | 1st of 27 |
| Share of Brazil's residents | 21.87% | 203,080,756 in Brazil | 1st of 27 |
| São Paulo: estimate for 2026 against the census | +4% | Brazil +5.5% | 23rd of 27 |
| São Paulo: occupied homes, 2022 | 16,226,118 | Brazil 72,461,369 | 1st of 27 |
| São Paulo: residents per occupied home | 2.74 | Brazil 2.8 | 21st of 27 |
| São Paulo: homes rented | 26% | Brazil 22.2% | 5th of 27 |
| São Paulo: homes owned by a resident | 67.4% | median unit 71.6% | 22nd of 27 |
| São Paulo: ITBI rate (São Paulo) | 3% | median of 41 cities 2% | 2nd of 41 |
| São Paulo: ITBI on R$ 500 thousand (São Paulo) | R$ 15,000 | at the median rate R$ 10,000 | +R$ 5,000 |
| São Paulo: ITBI on R$ 1 million (São Paulo) | R$ 30,000 | at the median rate R$ 20,000 | +R$ 10,000 |
| São Paulo: all computed lines on R$ 500 thousand (São Paulo) | at least R$ 18,284 | 3.66% of the price | R$ 33,846 on R$ 1 million |
| Median value of financed homes | R$ 333,000 | Brazil R$ 290,545 | 6th of 27 |
| SINAPI cost per square metre | R$ 2,093 | Brazil R$ 2,000 | 8th of 27 |
| Cities on Payotte | 11 | 40.8% of the state's residents | - |
The figures
| Measure | Value | Source |
|---|---|---|
| ITBI transfer tax (3%), São Paulo, on R$ 500 thousand | R$ 15,000 | 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 |
| Registration at the property registry, São Paulo, on R$ 500 thousand | R$ 3,284 | São Paulo 2026 fee table |
| Population, 2022 Census | 44,411,238 | IBGE |
| Population estimate, 2026 | 46,179,008 | IBGE |
| Occupied homes rented, 2022 Census | 26% | IBGE |
| Median appraisal value of financed homes (2026-06) | R$ 333,000 | Banco Central do Brasil (ODbL) |
| SINAPI average construction cost per m² (September 2026) | R$ 2,093 | 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.
Cities of São Paulo on Payotte
Sources
- ITBI, São Paulo: 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 (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.