Hasta › Auctions › São Paulo › Franco da Rocha › Lote 408: estado: sp - cidade: franco da rocha - endereço: estrada municipal manoel de jesus, n. 986, apto. 303, 1. pavimento, bloco a - bairro: vila

Apartment#2123082

Lote 408: estado: sp - cidade: franco da rocha - endereço: estrada municipal manoel de jesus, n. 986, apto. 303, 1. pavimento, bloco a - bairro: vila

Lote 408: estado: sp - cidade: franco da rocha - endereço: estrada municipal manoel de jesus, n. 986, apto. 303, 1. pavimento, bloco a - bairro: vila

📍 Vila Palmares, Franco da Rocha, SP

Opening bid39% OFF

R$ 128,136

Appraised valueR$ 212,000

Market price (city m²)R$ 31,255 (medium confidence)

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This lot's description, auction notice and documents are in Portuguese, as published by the auctioneer. Bids are placed on the official auctioneer's website, in Portuguese.

46 m² total2 bedroom(s)1 parking space(s)

Auction details

1st auctionNov 04, 2026

Auction typeExtrajudicial auction

AuctioneerGranado Leilões

Overview Costs Location Documents Questions Similar

Hasta analysis

The opening bid is 310% above the typical price per m² in Franco da Rocha.

Opening bid per m²R$ 2,730/m²

Typical price per m² in Franco da RochaR$ 666/m² · based on 30 listings

Listed on HastaOct 16, 2026 (6 d ago)

Opportunity score74/100

Description

Auctioneer's text, in Portuguese.

Apartamento em Franco da Rocha, São Paulo. Descrição: Imóvel localizado no Condomínio Residencial Moradas de Franco, com 276,95 m² de área total e 46,93 m² de área privativa. O apartamento possui 2 quartos, banheiro, sala, cozinha e 1 vaga de garagem. O valor de avaliação é de R$ 212.000,00 e o valor de venda é de R$ 128.135,66.

Location

📍 Vila Palmares, Franco da Rocha, SP

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Region profile

Average monthly wage (formal employment): 2.6 salários mínimos (reference year: 2021)
Population (2022 Census): 144,849 pessoas (reference year: 2022)
Population density: 1,091 hab/km² (reference year: 2022)
Population earning up to ½ minimum wage: 39.3 % (reference year: 2010)
Employed population: 15.32 % (reference year: 2022)
Area of the municipality: 132.775 km² (reference year: 2025)
Annual growth rate: 0.8 % a.a. (reference year: 2022)
Literacy rate (15+): 95.96 % (reference year: 2022)

What it costs to win this property

Opening bidR$ 128,136

Auctioneer's commission (5%)R$ 6,407

ITBI transfer tax (3%)R$ 3,844

Deed and registration (1.5%)R$ 1,922

Estimated total costR$ 140,309

Standard market percentages; the auction notice (edital) may set different amounts (especially the commission) and ITBI varies by municipality — confirm in the notice and with the city hall. Amounts in Brazilian reais. Unpaid property tax (IPTU) and condo fees, and the cost of evicting occupants, are not included: who pays them depends on the type of auction — see "What to check before bidding".

There are 40 auction properties on sale right now in Franco da Rocha/SP, with an average discount of 40% on the appraisal. This lot has a 40% discount, in line with the city average.

Documents (5)

Official documents, in Portuguese.

📄 be90d89ff17b04e126d40cf638cc0c4eceb04310662c422b8670e747f922b648.pdf#imovel=2123082 — 729 KBDocument⬇📄 8775298f3789878a63b45976c14ef55fa9d252909fd866a16947289b5d72c379.pdf#imovel=2123082 — 396 KBDocument⬇📄 edital.pdf — 729 KBAuction notice⬇📄 edital.pdf#embutida — 729 KBTitle record⬇📄 matricula.pdf — 396 KBTitle record⬇

Frequently asked questions

How does buying this apartment at auction work?

The property goes to whoever places the highest bid, subject to the minimum bid in the auction notice. Always read the notice (edital) and the property title (matrícula) before bidding: they set out the rules, deadlines, debts that come with the property and its occupancy status.

What is the minimum bid for this apartment?

The minimum bid is R$ 128,136 — about 39% below the appraisal. It is the lowest amount accepted to win; the final price may rise as bids come in.

When is the auction for this apartment?

1st auction on Nov 04, 2026. Always confirm the dates in the official notice, as they may be postponed or suspended.

What costs are there besides the bid itself?

Besides the bid, the winner usually pays the auctioneer's commission (generally 5%), ITBI transfer tax, registration fees and, depending on the notice, overdue IPTU and condo fees and the cost of eviction. Add everything up before setting your maximum bid.

Can the property be occupied?

Yes. An auction property may be occupied by the former owner, a tenant or third parties. Who occupies it changes the time and cost of getting it vacated — check the occupancy status in the notice before bidding.

How to buy this property from outside Brazil

You need a Brazilian tax ID (CPF, obtained at a consulate), a representative in Brazil, and the bid is placed on the auctioneer's website. The guides below explain each step, the costs and the risks.

How to buy a property at auction in Brazil: the complete step by step What it really costs to buy at auction in Brazil: commission, taxes, debts and hidden costs The risks of buying a property at auction in Brazil (and how to price them)Caixa bank property auctions in Brazil: how they work and what is different How to read the auction notice and the title record before buying at auction in Brazil

🤖 AI analysis — Veredika

The AI reads the listing, the auction notice and the property title, checks them against Brazilian law and returns ranked risks, a cost spreadsheet and a verdict — so you cut the risk before you bid. The report is written in Portuguese.

Checking documents…

What to check before bidding — Extrajudicial auction

Confirm that the consolidation of ownership is recorded in the property title (matrícula).
Check which condo-fee and IPTU debts follow the property after the sale.
Confirm the deadline and conditions of the former debtor's right of first refusal.
Check whether eviction is at the winning bidder's expense and within what period.

The auction type above comes from the auctioneer's catalog and must be confirmed in the notice. The full analysis — procedure classification, encumbrances, total cost and title risks — is done in the Veredika report (in Portuguese).