Anyone planning to buy a property in Florianópolis usually calculates the budget based on the sale price — and gets surprised when they realize that the additional transaction costs represent a significant portion of the budget. ITBIITBIVer tudo →, deed, notary registration, bank appraisal: each of these items has its own timeline and cost, and none of them is optional.
This guide details every cost involved in buying a property in Florianópolis, with practical examples for properties in the R$ 400,000 and R$ 600,000 ranges. The goal is for the buyer to enter negotiations with a complete budget, with no surprises in the final stretch.
For a complete overview of the acquisition process, consult the first property buyer’s guide.
ITBI in Florianópolis
The Property Transfer Tax (Imposto de Transmissão de Bens Imóveis) is a municipal tax levied whenever there is an onerous transfer of real property ownership. In Florianópolis, the rate is 3% of the property’s market value or the value declared in the transaction, whichever is greater. The Florianópolis City Hall is the agency responsible for assessing and collecting the tax.
How to calculate ITBI
The calculation is straightforward: multiply the calculation base by the 3% rate.
- Property worth R$ 400,000: R$ 400,000 × 3% = R$ 12,000
- Property worth R$ 600,000: R$ 600,000 × 3% = R$ 18,000
The calculation base is always the higher value between the price declared in the deed and the market value established by the city. If the property is declared below market value, the city uses the market value as the base.
When to pay and who pays
ITBI is paid by the buyer, before the deed is signed or as a condition for registering the property at the Property Registration Office. The payment deadline is set by the city when the tax bill is issued. Non-payment prevents the registration of ownership in the buyer’s name.
Exemptions and reductions
Federal law provides ITBI exemption for properties financed through the Housing Finance System (SFHSFHVer tudo →) on the financed portion — provided the property is the buyer’s first and the value does not exceed SFH limits. The portion paid from the buyer’s own funds (down payment) follows the standard rate. Financing through MCMV may also qualify for rate reductions depending on the tier and municipal law in effect. It is recommended to verify the specific situation with the city for each transaction at the time of purchase.
Deed Registration at Notary
The public deed is the document signed by the Notary Office that formalizes the transfer of property ownership between seller and buyer. Its cost is calculated based on the fee table set by the Santa Catarina Court of Justice (TJSC), approved by the National Council of Justice, and updated periodically.
Approximate values by property range
Notary fees are defined by property value ranges. For reference, average costs in 2026 for residential properties in Santa Catarina fall within the following ranges:
- Property worth R$ 400,000: notary fees in the range of R$ 2,500 to R$ 3,500
- Property worth R$ 600,000: notary fees in the range of R$ 3,500 to R$ 5,000
These values are estimates based on the TJSC fee table. The exact cost should be obtained directly from the notary office where the deed will be signed.
Public deed versus private instrument
The public deed is mandatory for properties whose value exceeds 30 minimum wages, per the Civil Code. For properties financed by banks, the financing contract itself replaces the public deed — it is a private instrument with deed force, which represents savings for the buyer. Properties purchased outright above the legal limit require a public deed at the notary office.
Property Registration at the Property Registration Office (CRI)
Registration is the step that effectively transfers ownership to the buyer’s name. Without registration, the deed or financing contract is valid between the parties, but the buyer is not the legal owner against third parties — meaning a lack of full legal protection.
Cost of registration
Like the deed, registration is also charged according to the TJSC fee table. Estimated values in 2026:
- Property worth R$ 400,000: between R$ 1,800 and R$ 2,800
- Property worth R$ 600,000: between R$ 2,500 and R$ 3,800
Registration timeline
After signing the deed or financing contract, the document must be taken to the competent CRICRIVer tudo → — the one in the district where the property is located. The legal deadline for the notary office to process the registration is 30 days after filing, and may be shorter depending on the notary’s workload.
While registration is not finalized, the buyer should not take possession of the property without additional caution, especially in cash transactions.
Real Estate Broker Commission
Broker commission is the payment to the real estate agent for intermediation services. The percentage is regulated by CRECI-SC (Regional Council of Real Estate Brokers of Santa Catarina):
- Properties up to R$ 500,000: 6% of the transaction value
- Properties above R$ 500,000: 5% of the transaction value
By market standard and established practice, broker commission is paid by the seller. However, in certain negotiations — especially new properties with the developer’s own fee structure — terms may vary. The buyer should verify who is responsible for commission before signing any documents.
Bank Appraisal Fees and Financing Costs
When a property is financed, the bank requires an appraisal before releasing credit. This service is provided by an engineer or architect credentialed to the bank, and the cost is paid by the buyer.
- Appraisal report (bank inspection): between R$ 700 and R$ 1,500, depending on the institution and property size
- Credit opening fee (TAC): some banks charge this fee when financing is contracted. Check if it is included in the stated terms — it can range from R$ 500 to R$ 2,000
These costs must be paid during the financing approval phase, before the contract is even signed.
Complete Cost Simulation
The table below presents an estimate of total costs beyond the property price, for two common scenarios in Florianópolis. Values are approximate and should be confirmed with the institutions involved.
| Cost | Property R$ 400,000 | Property R$ 600,000 |
|---|---|---|
| ITBI (3%) | R$ 12,000 | R$ 18,000 |
| Deed (notary office) | R$ 2,500–3,500 | R$ 3,500–5,000 |
| Registration (CRI) | R$ 1,800–2,800 | R$ 2,500–3,800 |
| Bank appraisal | R$ 700–1,500 | R$ 700–1,500 |
| Total estimated | R$ 17,000–19,800 | R$ 24,700–28,300 |
Note: broker commission is not included in the table because, in most cases, it is paid by the seller. If a contractual adjustment places responsibility on the buyer, add 5% or 6% to the property value.
How to reduce costs legally
There are legitimate ways to reduce the total cost:
- Financing through SFH: properties financed within the Housing Finance System have exemption from deed and registration fees on the financed portion, per Law 6.015/73. The financing contract replaces the public deed, eliminating notary fees on that value.
- MCMV and reduced ITBI: the program may offer more favorable ITBI conditions depending on the tier and municipal law. Check with the bank and city before signing.
- Broker commission negotiation: for used properties, it is possible to negotiate who bears the broker commission. On a R$ 600,000 property, this conversation can mean up to R$ 30,000 in savings.
Frequently Asked Questions
Do notary and ITBI costs get included in the financing?
No. ITBI, deed, and registration are paid by the buyer from their own funds, outside the financed amount. Only the property value enters the financing. This is one of the main surprise points for first-time homebuyers — you must have this cost available beyond your down payment.
What is the approximate total cost beyond the property price?
For properties in Florianópolis, consider 5% to 7% of the property value as an estimate of additional transaction costs (ITBI, deed, registration, and bank appraisal). For a R$ 400,000 property, this represents between R$ 20,000 and R$ 28,000. For R$ 600,000, between R$ 30,000 and R$ 42,000, depending on purchase method.
Is there ITBI exemption for first-time homebuyers?
Federal law provides exemption on the portion financed by SFH for first residential property. The Florianópolis city may have specific rules that vary based on property value and financing method. It is recommended to check directly with the Municipal Finance Department at the time of purchase.
Who pays broker commission — buyer or seller?
By market practice and prevailing sector understanding, broker commission is paid by the seller, since the seller is the one hiring the intermediation service. However, for new properties from developers, the terms may be embedded in the property price. In any transaction, verifying this before signing the contract is part of the buyer’s due diligence.
Complete Planning Before Purchase
Knowing purchase costs in advance is what separates a successful negotiation from one that strains the family budget in the months after acquisition. Add up the ITBI, notary fees, the bank appraisal, and keep a reserve for unforeseen costs — especially for used properties.
