Property Purchase Simulator – Brazil 🇧🇷

Q: What is ITBI and how much does it cost?

ITBI is the municipal tax due on every property purchase. Its rate is set by the city's law: from 1% to 4% across the ten cities in the calculator, 3% in São Paulo and Rio de Janeiro. The base is the declared price (STJ, Tema 1113); the city can only depart from it through an individual procedure. It is usually paid before the deed, and some cities cut the rate on the SFH-financed part: the table above gives the detail by city.

Q: What is the difference between Tabela Price and SAC?

Tabela Price gives constant instalments, with a high share of interest at the start. SAC (Sistema de Amortização Constante) repays the same amount of principal each month: instalments fall over time and total interest is lower. For a R$400,000 loan at 10% over 30 years, the first SAC instalment is about R$4,440 (against R$3,510 with Price) and the last about R$1,120.

Q: What is the minimum down payment to buy in Brazil?

A home loan cannot exceed 80% of the property value (CMN Resolution 4,676, art. 6), under SFH and SFI alike: the minimum deposit is therefore 20% of the price, plus the ITBI and cartório fees, which cannot be financed. The FGTS can top up the deposit, and Minha Casa Minha Vida adds a subsidy for eligible incomes.

Q: What are the recurring costs for a property owner in Brazil?

Beyond the loan, budget for the IPTU (annual property tax set by the city), condomínio fees in a shared building, the insurance compulsory with SFH loans (death and disability, and property damage) and upkeep. Rental income is taxed under income tax (IRPF) on the progressive scale.

Calculate the ITBI, cartorio fees, total acquisition cost and your monthly financing payment depending on whether the property is resale (usado) or new build (novo).

Your project resale (usado)

Rates 2026

City (municipal ITBI)

Property priceR$ 500,000

Down paymentR$ 100,000 (20%)

Loan duration30 years (360 months)

Interest rate10.0 %

Insurance0.34 %

Total monthly payment

R$3,761.86

≈ 640 €

incl. R$117.66 insurance

Acquisition fees

R$15,259.98

≈ 3k €

3.1% of price – Resale (Usado)

Credit cost

R$939,009.81

≈ 160k €

interest + insurance

Total cost

R$1,454,269.79

≈ 247k €

price + fees + credit

Acquisition summary

Acquisition cost

Property priceR$500,000.00

Fees (ITBI + cartorio)R$15,259.98

Total acquisition costR$515,259.98≈ 88k €

Financing

Down paymentR$100,000.00

Amount borrowedR$415,259.98

Credit interestR$896,653.29

Total insuranceR$42,356.52

All-inclusive total costR$1,454,269.79≈ 247k €

Key indicators

Fees / Price

3.1%

Down payment / Price

20.0%

Loan / Price

83%

Total surcharge

R$954,269.79

Chart analysis

Breakdown of the total cost of your real estate project: price, fees and credit.

R$ 1.5M

total cost

Property price (R$ 500k)

Acquisition fees (R$ 15k)

Credit interest (R$ 897k)

Insurance (R$ 42k)

Detailed acquisition fees

Resale (Usado)

For a resale (usado) property, fees are the ITBI of the chosen city, the notary deed (not needed for a financed purchase, the bank contract replaces it) and the land registry entry, on the official 2026 tables.

Item	Rate / Type	Amount
ITBI (Imposto de Transmissao) Municipal transfer tax: rate set by the city's law, reduced on the SFH-financed part in some cities	2.40%	R$11,975.80
Escritura Publica Public deed at the Tabelionato de Notas, fee set by the state table; not needed for a financed purchase	-	R$0.00
Registro de Imoveis Entry at the Registro de Imóveis, fee set by the state table	scale	R$3,284.18
Total acquisition fees	3.05%	R$15,259.98

Financed purchase: the bank contract has the effect of a public deed (Lei 9.514/1997, art. 38), no notary deed needed.

Amortization schedule

Year-by-year repayment breakdown

30 years

Year	Principal repaid	Interest paid	Total paid	Remaining balance
1 Year 1	R$2,308.34	R$41,422.10	R$43,730.44	R$412,951.64
2 Year 2	R$2,550.05	R$41,180.39	R$43,730.44	R$410,401.58
3 Year 3	R$2,817.08	R$40,913.36	R$43,730.44	R$407,584.51
4 Year 4	R$3,112.06	R$40,618.38	R$43,730.44	R$404,472.44
5 Year 5	R$3,437.94	R$40,292.50	R$43,730.44	R$401,034.50

Novo vs Usado Comparison

Impact of property type on acquisition fees for a price of R$ 500k.

Resale (Usado)

R$15,259.98

3.05% of price

New (Novo)

R$15,259.98

3.05% of price

Novo savings

R$0.00

0% savings

The asking price is not what a purchase in Brazil actually costs: on a property of R$500,000.00, acquisition costs come to R$15,259.98, or 3.1 % of the price. They break down into ITBI, Escritura Publica, Registro de Imoveis. These are paid in cash on top of the deposit and cannot be borrowed, which is the usual surprise for a first-time buyer and often runs into tens of thousands. On the financing side, at a rate of 10.00 %, borrowing over 30 years after a deposit of R$100,000.00 gives a monthly payment of R$3,761.86 including insurance. The calculator below recalculates all of it on your own price, deposit and term, and the table breaks out every fee line by line, because that is where most of the difference between one country and another sits, far more than in the interest rate itself.

Everything you need to know about buying property in Brazil

Buying a home in Brazil costs the ITBI, a municipal tax whose rate changes from city to city, then the cartório fees: the escritura (public deed) and the registro (land registry entry). The calculator applies the law of ten major cities and the official 2026 cartório tables of São Paulo and Rio de Janeiro.

ITBI: the municipal transfer tax

The ITBI (Imposto sobre a Transmissão de Bens Imóveis) is set by each municipality: from 1% to 4% across the ten cities in the calculator. São Paulo, Rio de Janeiro, Belo Horizonte and Salvador charge 3%, Curitiba 2.7%, Goiânia 2%, Brasília 2% and 1% on the first sale of a new home, Fortaleza 4% (2% if paid before the deed). Several cities cut the rate on the SFH-financed part: in São Paulo, 0.5% on the financed amount up to R$120,968, for a home worth at most R$725,808. Since the STJ ruling (Tema 1113, 2022), the base is the declared price, not a reference value set by the city.

Escritura Publica and Registro de Imoveis

The escritura pública is the public deed signed at the Tabelionato de Notas. Its fees are not a percentage of the price: they follow a banded table set by each state (in São Paulo, Law 11,331/2002), so their weight falls as the price rises. When the purchase is financed, the bank contract has the effect of a public deed (Law 9,514/1997, art. 38) and no escritura is needed. The registro de imóveis is still compulsory: only the registry entry makes the buyer the owner. For the first SFH-financed home purchase, its fees are cut by 50% (Law 6,015/1973, art. 290).

FGTS: using your guarantee fund

The FGTS (Fundo de Garantia do Tempo de Serviço) can fund the deposit, pay down the balance or reduce the instalments of a home to live in. Conditions in Caixa's manual in force since December 2025: 3 years of FGTS contributions, consecutive or not, owning no home in the municipality where you work or live (nor in neighbouring municipalities or the metropolitan region), no active SFH loan, and a property worth no more than the SFH ceiling, R$2,250,000.

SFH and SFI: Brazilian financing systems

The SFH (Sistema Financeiro da Habitação) governs loans for homes worth up to R$2,250,000 (CMN Resolution 5,255/2025), with the effective cost capped at 12% a year (CMN Resolution 4,676, art. 13). Above that, the SFI (Sistema de Financiamento Imobiliário) lends at free rates. Either way the loan cannot exceed 80% of the property value (Resolution 4,676, art. 6), so the deposit is at least 20%. Only SFH financing opens the reduced ITBI rates of the cities that have them.

Minha Casa Minha Vida: the social program

Minha Casa Minha Vida (MCMV) helps households by gross monthly income: Faixa 1 up to R$3,200, Faixa 2 up to R$5,000, Faixa 3 up to R$9,600 and Faixa 4 up to R$13,000 (MCID Portaria 333 of 30 March 2026). Rates start at 4% a year for the lowest incomes, with a subsidy of up to R$55,000 and capped prices, R$400,000 in Faixa 3 and R$600,000 in Faixa 4. ITBI exemptions are not part of the programme but decided by each city: Belo Horizonte, for instance, exempts some MCMV purchases.

Tabela Price vs SAC: which amortization to choose?

In Brazil, the two main amortization systems are Tabela Price (fixed monthly payments) and SAC (Sistema de Amortizacao Constante, decreasing monthly payments). With Tabela Price, payments remain the same throughout the loan, but total interest cost is higher. With SAC, payments start higher then decrease progressively, as the principal repaid remains constant. SAC is generally more advantageous long-term because total interest cost is lower. Most Brazilian banks offer both systems.

IPTU: the Brazilian property tax

The IPTU (Imposto Predial e Territorial Urbano) is the annual property tax, set by each municipality on the market value of the property. Rates, exemptions and the discount for paying in one go differ from city to city: check the prefeitura's page (in São Paulo, the Finance Department's IPTU page). It is a recurring cost to build into your budget as an owner.

Buying in Brazil as a foreigner

Foreigners can buy urban homes in Brazil, provided they obtain a CPF (tax number). Purchases of rural land by foreigners are restricted by Law 5,709/1971. Bank financing without Brazilian residence is hard to get, so many foreign buyers pay cash or borrow in their own country. Purchase costs (ITBI, cartório) are the same for everyone.

ITBI 2026 by city

Rates set by each municipality's law, read in the official 2026 texts. The calculation uses the declared price as the base (STJ, Tema 1113).

City	General rate	Financed part (SFH)	Law
São Paulo (SP)	3 %	0.5 %, up to R$120,968.00 financed	Lei 11.154/1991, art. 10 (Lei 17.719/2021)
Rio de Janeiro (RJ)	3 %	no reduced rate	Lei 1.364/1988, art. 19 II (Lei 6.250/2017)
Belo Horizonte (MG)	3 %	no reduced rate	Lei 5.492/1988 (Lei 10.692/2013, 3 % depuis le 1/5/2014)
Brasília (DF)	2 %1% on the first sale of a new home	no reduced rate	Lei 3.830/2006, art. 9 (Lei 7.635/2024)
Curitiba (PR)	2.7 %	no reduced rate	Prefeitura de Curitiba, ITBI : base de cálculo e alíquotas
Porto Alegre (RS)	3 %	0.5 %, up to R$410,794.80 financed	LC 197/1989, art. 16 (LC 607/2008) ; 68 000 UFM à 6,0411 R$ en 2026
Salvador (BA)	3 %	no reduced rate	Lei 7.186/2006 (CTRMS), art. 118
Fortaleza (CE)	4 %	0.5 %, up to R$390,672.24 financed	Sefin Fortaleza, ITBI (alíquotas 2026)
Recife (PE)	3 %	1.0 %	Lei 15.563/1991 (CTM), art. 52 ; Lei 19.174/2023
Goiânia (GO)	2 %	no reduced rate	LC 344/2021 (CTM), art. 203

Key steps for buying property in Brazil

Credit analysis and pre-approval

Ask Caixa or another bank for credit pre-approval; it reviews your CPF, income and credit history. The loan cannot exceed 80% of the property value. Check whether you can use your FGTS or qualify for Minha Casa Minha Vida.

Purchase agreement and valuation

Sign a contrato de compra e venda (purchase agreement) with the seller. The bank sends an expert to prepare the laudo de avaliacao (valuation report). Check the matricula do imovel (property title) at the cartorio de registro to ensure there are no debts, mortgages or disputes on the property. Pay the ITBI at city hall.

Escritura and Registro

Without a loan, sign the escritura pública at the notary; with a loan, the bank contract replaces it (Law 9,514/1997, art. 38). Then have the deed entered at the registro de imóveis: you receive the updated matrícula in your name, which proves the transfer of ownership.

Frequently asked questions about buying property in Brazil

What is ITBI and how much does it cost?

ITBI is the municipal tax due on every property purchase. Its rate is set by the city's law: from 1% to 4% across the ten cities in the calculator, 3% in São Paulo and Rio de Janeiro. The base is the declared price (STJ, Tema 1113); the city can only depart from it through an individual procedure. It is usually paid before the deed, and some cities cut the rate on the SFH-financed part: the table above gives the detail by city.

Can you use FGTS to buy a property?

Yes, for a home to live in, on the conditions of Caixa's FGTS manual: 3 years of contributions, consecutive or not, no home in the municipality where you work or live (or nearby), no active SFH loan, and a price within the SFH ceiling (R$2,250,000). The FGTS can fund the deposit, repay part of the balance or reduce the instalments.

What is the difference between Tabela Price and SAC?

Tabela Price gives constant instalments, with a high share of interest at the start. SAC (Sistema de Amortização Constante) repays the same amount of principal each month: instalments fall over time and total interest is lower. For a R$400,000 loan at 10% over 30 years, the first SAC instalment is about R$4,440 (against R$3,510 with Price) and the last about R$1,120.

What is the minimum down payment to buy in Brazil?

A home loan cannot exceed 80% of the property value (CMN Resolution 4,676, art. 6), under SFH and SFI alike: the minimum deposit is therefore 20% of the price, plus the ITBI and cartório fees, which cannot be financed. The FGTS can top up the deposit, and Minha Casa Minha Vida adds a subsidy for eligible incomes.

What documents should you check before buying?

Before any property purchase in Brazil, it is essential to check: the matricula do imovel (property title, requested from the cartorio de registro), the certidoes negativas (certificates confirming no tax, judicial or labor debts from the seller), up-to-date IPTU payments, any condominio debts (co-ownership fees) and the property's compliance with the habite-se (occupancy permit). A real estate lawyer (advogado imobiliario) is strongly recommended.

What are the recurring costs for a property owner in Brazil?

Beyond the loan, budget for the IPTU (annual property tax set by the city), condomínio fees in a shared building, the insurance compulsory with SFH loans (death and disability, and property damage) and upkeep. Rental income is taxed under income tax (IRPF) on the progressive scale.

Brazilian real estate glossary

ITBI

Imposto sobre a Transmissão de Bens Imóveis: municipal tax due on every purchase, at the rate set by the city's law (1% to 4% in the ten cities of the calculator), on the declared price.

Escritura Publica

Official notarized deed drawn up by a cartorio de notas, formalizing the property sale. Required for purchases without bank financing. The bank contract serves in its place if financed.

Registro de Imoveis

Registration of the property deed at the land registry (cartorio de registro de imoveis). Only the registro makes the property transfer legally enforceable against third parties.

FGTS

Fundo de Garantia do Tempo de Serviço: savings funded by the employer, usable for the deposit, balance or instalments of a home to live in, after 3 years of contributions.

SFH

Sistema Financeiro da Habitação: regulated framework for loans on homes worth up to R$2,250,000, with the effective cost capped at 12% a year.

Matricula do Imovel

Official document issued by the cartorio de registro containing the complete property history: successive owners, mortgages, easements, area and exact location.

IPTU

Imposto Predial e Territorial Urbano: annual property tax set by each municipality on the market value of the property, payable at once or in instalments.

Tabela Price / SAC

The two amortization systems in Brazil. Tabela Price: fixed monthly payments. SAC (Sistema de Amortizacao Constante): decreasing payments with constant principal amortization.

Minha Casa Minha Vida

Federal home-ownership programme for households with monthly incomes up to R$13,000: rates from 4%, a subsidy and capped prices depending on the faixa.