The price of the apartment is only part of the bill. Some people save hard for the down payment and discover, when it is time to sign, that they still need a few thousand reais for tax and notary fees.
This is the list to check before making an offer.
ITBI: the city's transfer tax
ITBI, the tax on the transfer of real estate, is charged by the City of Goiânia when a property changes hands in a sale. According to the guidance published by the city (in Portuguese):
- the buyer pays it
- the rate is 2%, under article 203 of Complementary Law 344/2021
- the tax base is the value of the property in the transaction, considering the city's assessment, market value or declared value, with the official assessed value (valor venal) as the minimum
- the tax is paid before registration at the registry office
The payment slip is issued through the city's property transfer service. To know the exact amount for your purchase, use the value calculated on the slip, not an estimate.
The deed
When the purchase is paid in full, the transfer is made by a public deed, drawn up at a notary office. The fee follows the state's official fee table and varies with the property price.
When there is bank financing, the bank contract usually has its own treatment and may replace a separate deed. The notary and the bank tell you exactly what will be required in your case. Ask for an estimate in advance.
Registration at the property registry
This is the step that actually makes you the owner. Without registration on the property record, ownership has not been transferred, even if everything has been paid. The fee also follows the state table.
Financing costs
If you finance, add:
- The bank's property valuation. A fee for the bank's engineer to inspect and value the property.
- Contract fees. Some banks charge administration or setup fees.
- Mandatory insurance. Death and disability insurance and property damage insurance are usually built into the installments.
Compare the total effective cost between banks, not only the advertised interest rate. The first-home guide explains what the bank analyzes.
Costs specific to off-plan property
- INCC adjustment. During construction, the balance and installments are usually adjusted by this construction cost index.
- Construction-phase interest. If financing is signed during construction, you pay interest on the amount already released to the builder until handover.
- Handover fees. Some developments charge for gas connections, meters or other installations. Ask what the contract provides.
After you get the keys
- Condominium fees and IPTU property tax. They start from handover. Ask for the estimated condominium fee before buying.
- Moving, furniture and adjustments. Cabinets, lighting, shower screens, curtains. It sounds small, but in a new apartment this cost can be high.
A simple spreadsheet helps a lot
Build a spreadsheet with three columns: what you pay at signing, what you pay during construction and what you pay at handover. Once everything is on paper, the surprises disappear and the decision feels calmer.
If you want to build that spreadsheet with your own numbers, get in touch.
Taxes, notary fees and bank charges change over time and depend on each case. Always confirm with the city, the notary and the bank.