How much does it cost to buy a home beyond the advertised price?
More than almost every buyer imagines. The negotiated value is only the first line of the bill. On top of it come at least three mandatory costs: the ITBI (the municipal tax to transfer the property), the deed fees (the notary's office charge) and the registration fees (the Real Estate Registry Office charge, which is what actually puts the property in your name). In some properties there's also the laudêmio. Together, these items usually add up to somewhere between 4% and 6% of the property's value — and, depending on the state, much more.
| Cost | What it is | Who charges it |
|---|---|---|
| ITBI | Transfer tax | City hall (municipality) |
| Deed | Notary fees | Notary's office |
| Registration | Registrar's fees | Real Estate Registry Office |
| Laudêmio | Fee on leasehold property (enfiteuse) | Federal or municipal government (only some properties) |
To understand the role of each document in this chain, see also deed, registration and ITBI: what's the difference?.
Why the same purchase costs much more in one state than in another
Here's the figure that shocks. A survey by the website Metro Quadrado, cited by Diário do Rio in July 2026, compared the cost of the deed for a R$50 million deal across four states. The result:
| State | Deed cost (R$50m deal) |
|---|---|
| Rio de Janeiro | R$124.8k |
| São Paulo | R$64.8k |
| Goiás | R$6k |
| Rio Grande do Sul | R$5.5k |
The same deed costs more than 22 times as much in Rio de Janeiro as in Rio Grande do Sul. It's not a mistake: notary and registry fees are set by a table in each state, because the service is public but delegated, and each state defines its own table. In Rio, for instance, 46% of the amount charged on the deed goes to public funds (the Court of Justice, the Public Defender's Office, the Attorney General's Office and others) — which helps explain why the bill runs so high.
The example is a high-value deal, to make the gap stark. In an ordinary purchase the numbers are far smaller — but the logic is the same: before closing, it's worth knowing your state's table, because it changes the final cost a lot.
The ITBI is usually the biggest slice
If the deed varies by state, the ITBI varies by municipality — and it's usually the biggest item on the bill, because it's charged as a percentage of the property's value, generally between 2% and 3%. In Rio de Janeiro, the rate has been 3% since January 1, 2018. On a R$500,000 purchase, that's R$15,000 in ITBI alone; on a R$1 million one, R$30,000. It's a line you can't leave out of your planning.
A practical detail that matters: the registry won't register the transfer without proof that the ITBI has been paid. So the tax isn't optional or something for "later" — it's a condition for the property to actually become yours, on the property record.
Watch out for the ITBI charged on "fantasy values"
There's one point where you can, in fact, avoid overpaying. Some city halls charge the ITBI on a reference value they set themselves, higher than the actual purchase price. That's what sales superintendent Lucy Dobbin, of Sérgio Castro Imóveis, points out in Rio: "Unfortunately, many sales end up being harmed by the fact that Rio de Janeiro's City Hall calculates the ITBI, most of the time, on unreal values."
The law is on the buyer's side here. In 2022, the Superior Court of Justice (STJ) ruled, in Theme 1,113, that the ITBI's tax base is the actual declared transaction value, not a municipal reference table. In practice, if the city hall sets a value above what you actually paid, that assessment can be challenged. It's worth checking the payment slip before paying.
And the laudêmio?
In some properties — the so-called leasehold ones (foreiros), under the enfiteuse regime (common, for example, in coastal "marine land" and municipal areas in Rio) — there's also the laudêmio, a 2.5% fee paid on each transfer to whoever holds the underlying title (the federal or municipal government). It's not on every property, but where it exists it's another significant line. You can check beforehand: the leasehold status appears on the property record and certificate.
How to estimate the total cost before buying
Before signing anything, do the full math:
- ITBI — check your municipality's rate (generally 2% to 3%) on the actual purchase value.
- Deed — look up your state's fee table, by property-value bracket (not needed in financing with a fiduciary lien, where the bank's contract replaces the deed).
- Registration — add the Real Estate Registry Office fees, also by state table. This is the cost that actually transfers the property.
- Laudêmio — only if the property is leasehold; check the property-record certificate.
The sum of these items is the "cost beyond the price." Putting it on paper before closing avoids the surprise that stalls many purchases at the finish line.
Where Conecta comes in
Conecta is the digital concierge and real estate despachante that organizes exactly this part. We handle the ITBI, the deed and registration over WhatsApp — we calculate the costs, issue the payment slips, track the deadlines and take the deal all the way to the property record, so you're not caught off guard by a forgotten fee or an overcharged ITBI. For the developer, it's after-sales resolved; for the buyer, it's a transparent bill from start to finish.
Want to simplify the after-sales of your developments? Talk to Conecta.
Frequently asked questions
How much do I pay in fees beyond the property's price?
Generally between 4% and 6% of the property's value, adding up the ITBI (municipal tax, usually 2% to 3%), deed and registration fees (each state's table) and, on leasehold properties, the laudêmio (2.5%). The weight of each item varies by municipality and by state.
Why is the deed so much more expensive in one state than in another?
Because notary fees are set by a table in each state. According to a Metro Quadrado survey cited by Diário do Rio, the deed for a R$50 million deal costs R$124.8k in Rio de Janeiro versus R$5.5k in Rio Grande do Sul — more than 22 times the difference.
Can the city hall charge ITBI on a value higher than what I paid?
It shouldn't. In 2022, the STJ ruled (Theme 1,113) that the ITBI's tax base is the actual declared transaction value, not a reference value set by the municipality. If the city hall charges on a value above the real one, that assessment can be challenged.
Do I have to pay the ITBI before registering the property?
Yes. The Real Estate Registry Office won't register the transfer without proof that the ITBI has been paid. The tax is a condition for the property to pass into your name on the property record.
What is the laudêmio, and does every property pay it?
No. The laudêmio (2.5%) applies only to leasehold properties, under the enfiteuse regime — such as many coastal "marine land" and municipal areas. The status appears on the property-record certificate; in most purchases, there's no laudêmio.