Free Tool
Brazil Property Closing-Cost Calculator
Enter a purchase price and get an indicative range for the costs that come on top of it: ITBI transfer tax, the public deed at the notary, and registration at the property registry.
What this calculator estimates — and what it leaves out
In Brazil the price you agree with the seller is not the price you pay to own the property. Three government-side costs sit between the contract and your name on the title. The first is ITBI, the municipal transfer tax — each city sets its own rate, commonly between 2% and 4%, assessed on the higher of the declared price and the city's reference value. São Paulo charges 3%; Fortaleza charges 4% at registration and 2% where the tax is paid in advance of the deed, so the difference between two cities on the same price is real money. The second is the escritura pública, the public deed drawn up at a Cartório de Notas. The third is the registro, the entry of that deed on the property's matrícula at the Cartório de Registro de Imóveis. Notary and registry fees are statutory (emolumentos), fixed by each state's court of justice, and regressive: a higher percentage on modest homes, a lower one on expensive ones.
The calculator applies a typical ITBI rate that you can edit for your município — the slider covers the full verified 1–4% spread — and a combined notary-plus-registry range that reflects how the state tables usually land. The result is a range, not a quote — that is deliberate. The exact ITBI base depends on the city's valuation of the specific unit, and the exact emolumentos depend on the state and the year's fee table. We confirm the real figures for a specific property before a client budgets for closing.
A few things the tool does not model. Broker commission, which in Brazil is customarily paid by the seller. Condominium debts and property-tax (IPTU) arrears, which attach to the property and are exactly what title due diligence is for. Financing costs, if a Brazilian bank is involved. And the foreign-buyer layer: a CPF to register the purchase, the foreign-exchange contract and IOF on funds sent from abroad, and the apostille and sworn translation of any power of attorney signed outside Brazil. If the purchase is made through a Brazilian company with foreign capital, a Central Bank registration applies as well.
Use the number to set expectations, then send us the listing. Our buy-side representation for foreign buyers covers the matrícula review, the debt certificates, the contract, and the closing itself — in many cases through a power of attorney, without the buyer flying to Brazil.
Property closing-cost estimator
A quick, indicative look at what a foreigner typically pays on top of the purchase price when buying property in Brazil — the municipal transfer tax (ITBI) plus notary deed and registry costs. Adjust the figures for your município to see an estimated range.
The município uses the higher of the declared price and the cadastral value (valor venal) as the tax base.
Rates vary by município — confirm the local ITBI rate.
Commonly 2–4% depending on the city — São Paulo charges 3%; Fortaleza charges 4% at registration, or 2% if the tax is paid before the deed.
Estimated closing costs
Common steps for foreign buyers
- A Brazilian CPF (taxpayer ID) — generally needed before you can register the property.
- Keeping records of funds sent from abroad (bank/exchange contracts) — useful for tax and for moving money back out later. Whether a Central Bank registration applies depends on how you structure the purchase, so it's worth checking for your case.
- Sometimes a power of attorney (procuração), apostilled, if you can't sign in person.
These aren't included in the estimate above, and what applies depends on your situation. Our property-purchase service helps you work through each one.
ITBI rates verified 26 August 2026 against each município's own published source (São Paulo: Lei municipal 11.154/1991, art. 10 — 3%; Fortaleza: Prefeitura de Fortaleza / Sefin — 4% at registration, 2% if paid before the deed). Municipal rates, reference values and reductions change without notice. Confirm the current rate with the município where the property sits before you budget.
This is a general estimate, not legal advice or a quote. ITBI rates and cartório emolumentos vary by município and estado, and your specific situation may differ — figures here are indicative ranges only. Government, notary, registration and translation costs are confirmed case by case. Speak with our team for figures matched to your purchase.
Tell us your município and budget — we'll explain the real costs and the steps in your case.
Frequently asked questions
What is ITBI and who pays it?
ITBI (Imposto sobre Transmissão de Bens Imóveis) is the municipal transfer tax charged when a property changes hands for value. The buyer pays it, to the city where the property sits, before the deed can be registered. Rates are set by each município, so there is no national figure: commonly 2% to 4%. São Paulo charges 3% (Lei municipal 11.154/1991, art. 10); Fortaleza charges 4% at registration but 2% if the tax is paid before the deed (Prefeitura de Fortaleza / Sefin). The base is the greater of the declared price and the city's reference value. Rates verified 26 August 2026 — confirm the current rate with the município before budgeting.
What are the notary and registry costs?
Two separate offices are involved: the Cartório de Notas draws up the public deed (escritura), and the Cartório de Registro de Imóveis records the transfer on the property's matrícula. Each charges statutory fees (emolumentos) set by the state's court of justice; the percentage falls as the property value rises.
Are there extra costs for a foreign buyer?
Often, yes — but they depend on how the purchase is structured. A Brazilian CPF is generally needed to register the property. Funds sent from abroad go through a foreign-exchange contract, which carries IOF, and the paperwork trail matters later for resale and repatriation. A power of attorney signed abroad needs an apostille and sworn translation. None of these are modelled by the calculator.
Disclaimer: indicative estimates for general information only. ITBI rates and bases are set by each município; notary and registry fees by each state. The rates named on this page were verified on 26 August 2026 against the municipality's own published source and can change without notice. Figures are not legal advice and are not a quote. Confirm the current numbers for the specific property before committing funds.