Financing an apartment in Guarulhos: simulate and compare with renting
23.0% of households in Guarulhos are apartments, and 35.2% of those are still being paid off (2022 Census). Simulate the payment with Brazil’s central bank rates and compare it with renting.
Loading Central Bank rates…
Guarulhos at a glance
In the 2022 Census, Guarulhos had 1,291,771 inhabitants and 450,824 occupied permanent private households, 103,850 of them apartments.
Mortgage simulator
Enter the property and choose the bank. The rate is pre-filled with the average across banks, and you can replace it with the one in your offer.
Results appear as soon as the rates are loaded.
The simulation holds the month's TR (or IPCA) constant and excludes insurance and fees (unless you fill in the optional field). It is not a credit offer or financial advice: the total effective cost (CET) is the figure the bank gives you.
Buy or rent: which builds more wealth?
Buyers pay a down payment, installments and property costs, and end up with an asset that may or may not appreciate. Renters invest the down payment and the monthly difference. Compare the net worth of each over the years.
The result appears as soon as the rates are loaded.
The model ignores the cost of selling the property, capital gains tax and rate changes over the years. The appreciation and yield defaults are assumptions, not forecasts: change them and see how the result responds.
Guarulhos in official data
Apartments in the city and in Brazil, 2022 Census. The Rank column is the position among the 133 cities we track (1st = highest share).
| Indicator | Guarulhos | Brazil | Rank |
|---|---|---|---|
| Households that are apartments | 23.0% | 14.7% | 43rd |
| Rented apartments | 24.0% | 36.8% | 127th |
| Apartments still being paid off | 35.2% | 20.5% | 21st |
Source: IBGE (Brazil’s statistics agency), 2022 Census, SIDRA 9935 and 4714. No listing prices: enter the property value you have in mind in the simulator. Open the table.
The numbers behind it
| Households | All types | Apartments |
|---|---|---|
| Occupied | 450,824 | 103,850 |
| Rented | 108,099 (24.0%) | 24,895 (24.0%) |
| Still being paid off | 50,304 (11.2%) | 36,513 (35.2%) |
| Residents | 1,284,632 | — |
Income and vacant households in Guarulhos
| Indicator | Guarulhos | Brazil |
|---|---|---|
| Median income per person, per month | R$ 1,133 | R$ 1,000 |
| Average income per person, per month | R$ 1,644 | R$ 1,638 |
| Vacant households | 10.9% | 12.6% |
| Occasional-use households | 1.5% | 7.4% |
Median income per person in Guarulhos is the 63rd highest among the 159 cities we track: R$ 1,133 per month, 13% above Brazil’s median (values from 2022); it does not measure what a family can afford to finance. Vacant households make up 10.9% in Guarulhos (Brazil: 12.6%), and occasional-use homes 1.5% (Brazil: 7.4%).
Guarulhos compared with cities in São Paulo
| City | Apts. | Rented | Paying off | Diff. (p.p.) |
|---|---|---|---|---|
| São Paulo | 33.3% | 28.8% | 21.4% | +10.3 |
| Guarulhos | 23.0% | 24.0% | 35.2% | — |
| Campinas | 30.5% | 35.3% | 21.9% | +7.5 |
| São Bernardo do Campo | 32.3% | 22.3% | 27.4% | +9.3 |
| Santo André | 33.6% | 24.6% | 25.9% | +10.6 |
| Osasco | 26.0% | 23.8% | 34.0% | +3.0 |
Apts. = % of households that are apartments; Rented and Paying = % of apartments; — = small sample; Diff. = percentage points of apartments relative to Guarulhos.
Guarulhos is 8.3 percentage points above the national average in the share of households that are apartments, 12.8 percentage points below for rented apartments and 14.7 percentage points above for apartments still being paid off. Counting all household types, 22.7% of residents live in rented property and 11.3% in property still being paid off.
See also
Frequently asked questions about apartments in Guarulhos
How many households are apartments in Guarulhos?
103,850 of 450,824 (23.0%), versus 14.7% in Brazil: 43rd place among the 133 cities we track.
How many apartments in Guarulhos are rented?
24,895 (24.0%), versus 36.8% nationwide: 127th place.
How many apartments in Guarulhos are still being paid off?
36,513 (35.2%), versus 20.5% in Brazil: 21st place. It is a reference for how common installment buying is, not a forecast of credit approval.