São Paulo

FipeZAP historical series, September 2026, from sale listings. São Paulo: 12,206 reais per m² on average, studios and one-bedroom 14,344, two bedrooms 10,770, three 11,850, four 14,575; growth over 12 months 3.64%. A 70 m² two-bedroom at the average price is about 754 thousand reais, our arithmetic. QuintoAndar results as of 6 October 2026, sales in Vila Mariana with two or more bedrooms: two-bedroom apartments at 905,000 (50 m²), 960,000 (58 m²), 1,100,000 (69 m²), 1,715,000 (85 m²), 1,750,000 (105 m²) and one large 220 m² unit at 2,050,000, which is left out of the range. Houses in the same district: 850,000 (160 m², two bedrooms), 1,680,000 (319 m²), 2,250,000 (326 m²), 2,600,000 (230 m²). These are asking prices from one results page, not deals.

QuintoAndar results as of 6 October 2026, first page (24 listings), only homes with exactly two bedrooms and exactly in the named district, rent without the building maintenance fee (condomínio) and IPTU tax. Santana: 12 listings, 1,910-6,800 reais, median 2,550, with charges on top the median is 3,986. Tatuapé: 15 listings, 1,800-10,000, median 2,820, with charges 3,924. Vila Mariana: 7 listings, 2,200-7,800, median 4,200, with charges 4,862. Perdizes: 11 listings (3 of them houses), 3,129-17,500, median 5,150, with charges 6,221. Pinheiros: 12 listings, 3,400-15,000, median 5,180, with charges 6,849. Moema: 13 listings, 4,200-24,500, median 6,100, with charges 9,463. Floor area from 34 to 230 m²; Moema and Pinheiros have many large flats. These are asking prices from a single results page, which updates; this is not a market median. ZAP, VivaReal and OLX did not open for us (403).

FipeZAP index for August 2026, 92,583 apartment rental listings. The São Paulo average is 65.36 reais per m² a month, first among 22 capitals (Recife 64.19, Rio 61.40); the average across the 36 cities of the index is 54.47. By district: Pinheiros 99.6, Itaim Bibi 94.0, Moema 84.8, Jardins 82.6, Paraíso 81.8, Bela Vista 74.4, Vila Mariana 72.4, Perdizes 69.2, Vila Andrade 53.5, Santana 49.1. Over 12 months rent rose 5.74%, since the start of 2026 by 4.27%. In the historical series of the same index a two-bedroom flat rents on average for 60.61 reais per m²; a 65 m² two-bedroom at that price is about 3,940 reais a month, which is our arithmetic, not an index figure. Rental yield is 6.42% a year.

DIEESE and Conab, basic basket survey for August 2026. In São Paulo it costs 900.59 reais, more than in any of the 27 capitals; next come Cuiabá (851.57), Rio (851.19) and Florianópolis (850.90). Over the month the basket fell 1.58%, over 12 months it rose 5.85%, since the start of the year 6.46%. Under the DIEESE methodology the basket is the monthly minimum of 13 foods for one adult, and a family of two adults and two children counts as three adults: 900.59 x 3 = 2,701.77 reais. This is a minimum for basic foods, not a real supermarket bill.

Brazil has no official poverty line based on a basket for a family without rent, so the atlas's common definition could not be applied here. The closest analog is the DIEESE "necessary minimum wage": the amount that would cover food, housing, health, education, clothing, hygiene, transport, leisure and pension contributions for a family of two adults and two children. August 2026: 7,565.86 reais, 4.67 times the minimum wage of 1,621 reais; in July it was 7,687.01. The figure is national and built from the month's most expensive basket, which in August was São Paulo's. It includes housing, so it is not comparable with the no-rent poverty lines of other cities and cannot be used for "X% more expensive" calculations. Rent for a two-bedroom flat is not separately included in the DIEESE budget; by listings it ranges from 2,550 reais in Santana to 6,100 in Moema plus the building fee. For reference: average household income in São Paulo, estimated by Fipe from IBGE data, is 8,994 reais a month (2023).

Resolution 1,749 of the regulator Arsesp of 1 December 2025, table 1 (Sabesp units OC, OL, OO, ON, OS, i.e. Greater São Paulo), in force from 1 January 2026. Residential tariff: for the first 0-10 m³ 40.42 reais a month, from 11 to 20 m³ 6.40 reais per m³, from 21 to 50 15.95, above 50 17.57. In this table sewage costs the same as water. Example for a family of four using 15 m³: water 40.42 + 5 x 6.40 = 72.42 reais, with sewage 144.84. This is arithmetic from the table, not anyone's real bill. There are discounted tariffs (residencial social and vulnerável) for low-income families: 11.46 reais for the first 10 m³. The rate of 6.40 reais per m³ for homes at 11-20 m³ and the 6.11% rise from January 2026 are confirmed by the press (Diário do Grande ABC). The Sabesp website shows tariffs via a script, and we could not read it.

Arsesp Resolution 1,809 of 9 June 2026, Comgás ceiling tariffs for homes with their own meter, in force from 10 June 2026, including PIS/Cofins, excluding ICMS. Class by monthly volume: 0-1 m³ - 10.54 reais a month plus 2.337387 per m³; 1.01-3 m³ - 1.38 plus 11.502461; 3.01-7 m³ - 21.30 plus 4.865142; 7.01-14 m³ - minus 4.63 plus 8.566749; above 14 m³ - minus 25.43 plus 10.052583. The classes are independent: the whole month's volume is billed at the rate of its class. Example: 30 m³ - minus 25.43 + 30 x 10.052583 = 276.15 reais before ICMS; 10 m³ (stove and shower only) - 81.04. This is arithmetic from the tariff, not anyone's real bill; we did not check the ICMS rate on gas. We do not compute the 100 m³ example (gas heating): the city's winter normals are mild, and we have no data on how homes here are heated. The data field holds the rate for the 1.01-3 m³ class (the first tier above the minimum), per the atlas rule; at typical consumption the average price is lower, about 9.2 reais per m³. We did not find out how many homes are connected to the network; where there is none, people cook with bottled gas: in the ANP weekly survey of 27 September - 3 October 2026 a 13 kg bottle in São Paulo averaged 119.66 reais (from 99.99 to 144.99, 45 outlets).

A calculator site that uses the ANEEL dataset shows for the residential tariff of Enel Distribuição São Paulo (class B1) 0.789 reais per kWh before taxes, in force from 4 July 2026: 0.472 for network use and 0.317 for energy. There are no volume tiers; the rate is flat. According to the same page, the ICMS tax in São Paulo state is tiered: none up to 90 kWh, 12% from 91 to 200 kWh, 18% above 200 kWh. Example for 300 kWh a month: 236.81 reais before taxes; with 18% ICMS and estimated PIS/COFINS of about 9% the site gets 314.79 reais. This is arithmetic from the tariff, not anyone's real bill; the site warns of a 5% margin. For October 2026 the green flag applies, i.e. no surcharge. The 9.02% increase for homes from 4 July 2026 is confirmed by the trade outlet Cenário Energia (ANEEL decision of 30 June 2026); it also says that ANEEL has a proceeding open against Enel São Paulo on early termination of the concession. We did not open the ANEEL resolution itself.

INEP 2025 school census in IBGE Cidades. Schools with ensino fundamental (grades 1-9): 2,967; with the lower grades: 2,480, of which 1,330 private, 610 municipal, 539 state and 1 federal. Pupils in grades 1-9: 1,334,975, in private schools 359,118, i.e. 26.9%, our sum across grades. Nurseries (creche, up to age 3): 4,156 facilities, 401 municipal and 3,752 private; 353,438 children, 47,949 in municipal and 305,375 in private ones. Pré-escola (ages 4-5): 267,480 children, 182,882 in municipal ones. The source does not explain how the census counts kindergartens run under contract with the city hall. We did not open the enrollment rules for municipal kindergartens.

Melhor Escola platform as of 6 October 2026: the average monthly fee of private schools in São Paulo is 2,480.55 reais, the cheapest 181.50 and the most expensive 4,779.60. The platform sells places at discounts of up to 70-80% at participating schools, so this is not a market survey, and well-known expensive and international schools may not be in the sample. We found no official statistics on private school prices.

Brazil Ministry of Health register of hospitals and beds (CNES data), records opened on 6 October 2026. Hospital das Clínicas of the USP medical school in Cerqueira César: 1,678 beds, 1,606 of them SUS, 40 neonatal and 53 pediatric intensive care beds. Hospital e Maternidade Leonor Mendes de Barros in Belenzinho is a state maternity hospital: 161 beds, 131 SUS, 14 neonatal intensive care. Pro Matre Paulista in Bela Vista is a private maternity hospital: 202 beds, none SUS, 57 neonatal intensive care. Hospital Israelita Albert Einstein in Morumbi is a private non-profit hospital: 566 beds, 58 SUS, 8 neonatal and 18 pediatric intensive care. Caveat: in the dataset one hospital can have several undated records with different numbers, so bed counts are a guide. We did not look at private clinic prices or insurance; foreigners' access to SUS is described in the country facts.

Data of the state Public Security Secretariat (SSP) released on 30 January 2026, as reported by Estadão on the Viva site. City of São Paulo, 2025: 530 homicide victims versus 498 a year earlier, up 6.4%; robberies (with violence or threat) 98.3 thousand versus 115.1 thousand, down 14.6%, the lowest in the 25-year series; thefts 250.1 thousand versus 241.3 thousand, up 3.6%; most thefts in the center (Sé) and the west, for example Perdizes. Across the state homicides fell 3.9%. We calculated the rate per 100,000 ourselves from the IBGE 2025 estimate (11,904,961 residents): about 4.5. The original SSP source did not open for us without scripts. We did not check the breakdown by district or natural hazards (floods in the rainy season).

IBGE population estimates: 2024 - 11,895,578, 2025 - 11,904,961, 2026 - 11,911,337 residents, plus 6,376 people over the last year, about 0.05%, our calculation from two estimates. The 2022 census, per IBGE data in the FipeZAP report: 11,452.0 thousand residents and 4,307.7 thousand households on 1,521.2 km², including 1,436.0 thousand apartments. The census and the estimates use different methods, so the difference cannot be read as exact growth. Average household income estimated by Fipe: 8,994 reais a month (2023).

ANP weekly price survey, 27 September - 3 October 2026, MUNICIPIOS sheet, São Paulo row, product GASOLINA COMUM: 210 filling stations, average retail price 6.35 reais per liter, minimum 5.49, maximum 8.97, coefficient of variation 7.3%. The price changes every week.

SPTrans fares, updated 6 January 2026. Bus in cash or with an electronic card: 5.30 reais, up to four boardings on different buses within three hours. Metro and trains (Sistema Metroferroviário) by card: 5.40. Combined bus plus metro or train ticket: 9.38, up to three buses within three hours and one metro entry in the first two hours. Students pay half (2.65 for the bus). Monthly unlimited pass (up to ten rides a day): bus 257.53, metro and train 262.43, everything 411.13; 24 hours: 20.25, 20.50 and 27.28. The row "Gratuidade aos domingos" lists bus travel on Sundays at 0 reais.

According to Portuguese Wikipedia, São Paulo/Guarulhos International Airport (GRU) is the metropolitan area's main international airport and the busiest in Brazil and Latin America. It is in the municipality of Guarulhos, by the Presidente Dutra and Ayrton Senna highways, has been run by a private concession since 2012 (brand GRU Airport) and has three passenger terminals. Since March 2018 the CPTM line 13 Jade train runs to the Aeroporto-Guarulhos station; EMTU Airport Bus Service buses go to Congonhas airport, the Tietê and Barra Funda bus terminals and hotels on Paulista. This is an encyclopedia, not operator data; we did not check the list of direct flights or travel times.

INMET normals 1991-2020, Mirante de Santana station, the annual total of 1,658.3 mm is given directly in the table. By month, mm: January 292.1, February 257.7, March 229.1, April 87.0, May 66.3, June 59.7, July 48.4, August 32.3, September 83.3, October 127.2, November 143.9, December 231.3. We did not open the number of rainy days in these tables.

INMET normals 1991-2020, Mirante de Santana station. December: average minimum 18.7 and maximum 28.3 degrees; January: 19.4 and 28.6; February: 19.6 and 29.0; March: 18.9 and 28.0. Precipitation: 292.1 mm in January, 257.7 in February, 229.1 in March, 231.3 in December. These are averages, not heat peaks.

INMET climate normals for 1991-2020, Mirante de Santana station in the north of the city. June: average minimum 13.5 degrees, average maximum 22.9. July: 12.8 and 22.9. August: 13.3 and 24.5. Precipitation is 59.7 mm in June, 48.4 in July and 32.3 in August, the driest season. Normals are averages, not cold days; some nights are noticeably colder, but we did not open data on absolute minimums.

Claro page "Internet banda larga em São Paulo" as of 6 October 2026: the company says it has a fiber network in the city and plans of up to 1 Gbps, with the caveat "check availability at your address"; the page shows 600 Mbps plans together with Netflix, HBO Max or Disney+. Prices are not shown; the site gives them after an address is entered. The Vivo pages did not open for us (403), the TIM page did not respond, and we did not open measurements of real speed in the city (Anatel, Speedtest). The speed here is the operator's advertised maximum, not a measurement.