ITBI Tax
ITBI (the municipal property transfer tax) is a local tax. Each city defines its own tax rate and calculation basis. It is paid to register the ownership transfer into your name, typically around the handover of the keys. Confirm the current tax rate with the municipal government where the property is located.
Run the numbersITBI and registry fee calculatorITBI from 1.5% to 3% in cities with a published rateOpen the calculatorITBI Rates in Featured Cities
Tax rates checked on October 4, 2026. These rates change by municipal law, and local governments occasionally launch temporary discount programs, so confirm with the city hall before finalizing your budget.
- Itapema: general tax rate of 1.5% through 12/31/2026 and 2% starting in January 2027; 1% for housing finance contracts and developments with future delivery, which applies to off-plan buyers. Source: City Hall of Itapema, December 2025.
- Balneário Camboriú: general tax rate of 3% (Ordinary Law 5.318/2026, art. 16), with lower rates for specific cases, such as 1% when transferring property into a company's capital stock (City Hall, August 2026).
- Itajaí: 2% (Complementary Law 20/2002, art. 52, according to the 1st Notary Office of Itajaí).
- Bombinhas: 3% on the upfront cash portion and 1% on the portion financed through the Housing Finance System (SFH) (City Hall Services Charter). There is a temporary reduction to 2% for single-installment payments made by 11/23/2026 (City Hall of Bombinhas, August 2026).
- Camboriú: typically 3%, featuring temporary reduction programs that depend on deadlines and formal application (City Hall of Camboriú).
- Porto Belo: 2% on the assessed tax value (Municipal Law 2.145/2014), according to the City Council of Porto Belo, March 2021. No recent official publication was found: confirm directly with the city hall.
- Rio das Ostras (RJ): 3% in general and 2.5% on the portion financed through the Housing Finance System (SFH) (Law 508/2000, art. 89, text published by the City Hall).
- Cabo Frio (RJ) and Búzios (RJ): official tax rates were not found on this date. Check directly with the respective city hall.
The calculation basis also varies: it is usually the higher amount between the agreed transaction price and the city's assessed tax value for the property.
Simulation with hypothetical numbers for illustration purposes: an apartment priced at R$1,000,000 with a 2% rate pays R$20,000 in ITBI; with 1.5%, R$15,000; with 3%, R$30,000.
Public Deed and Registration
The public deed (escritura) is drawn up at a notary office (tabelionato de notas). When the remaining balance is bank-financed, the bank loan contract itself legally serves as the public deed. Registration is completed at the local Real Estate Registry. Costs follow the state fee schedule and scale according to the property price.
Financing Expenses
If you finance the balance, account for property appraisal fees, bank administration charges, and mandatory mortgage insurance.
During Construction and After Delivery
- Installment adjustments via the INCC (Brazil's national construction cost index).
- After handover: HOA fees, municipal property tax (IPTU), utility setup fees (electricity and gas), plus furniture and property management if operating a vacation rental.
Plan Your Final Balance
The largest single cost item is the final balance due at delivery. Learn how to structure your payment schedule in how to buy off-plan property.