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House#2135286

Imóveis em são josé dos campos e jacareí - sp

📍 Campo dos Alemães, São José dos Campos, SP, 12239-200

Opening bid (2nd round)

R$ 375,000

Appraised valueR$ 500,000

Market price (city m²)R$ 1,069,800 — 53% below (low confidence)

1st round (closed)R$ 500,000

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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.

142 m² total

Auction details

1st auction (closed)Oct 22, 2026

2nd auctionNov 23, 2026

Auction typeJudicial auction

AuctioneerAlberto Macedo Leilões

Overview Costs Location Documents Questions Similar

Hasta analysis

This property's opening bid is 45% below the typical price per m² in São José dos Campos.

Opening bid per m²R$ 3,505/m²

Typical price per m² in São José dos CamposR$ 6,352/m² · based on 323 listings

Listed on HastaOct 17, 2026 (12 d ago)

Opportunity score41/100

Description

Auctioneer's text, in Portuguese.

Imóvel de 142,64m² localizado em São José dos Campos, São Paulo. Descrição: Lote de terreno sem benfeitorias, com área de 142,64 m², situado na confluência da Rua Christiano Pugliesi com a Rua Valter Dellu, no loteamento denominado “Campo dos Alemães”, em São José dos Campos/SP. O lote mede 13,14 metros em curva de frente, 11,00 metros pelo lado direito, 19,94 metros pelo lado esquerdo e 8,00 metros pelos fundos. Embora a matrícula mencione apenas um terreno sem benfeitorias, foi constatada a presença de uma edificação com 164,07 m². Avaliação prevista para agosto de 2026 é de R$ 500.000,00.

Location

📍 Campo dos Alemães, São José dos Campos, SP

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Region profile

Literacy rate (15+): 97.86 % (reference year: 2022)
Average monthly wage (formal employment): 3.4 salários mínimos (reference year: 2021)
Population (2022 Census): 697,054 pessoas (reference year: 2022)
Population density: 633.98 hab/km² (reference year: 2022)
Population earning up to ½ minimum wage: 32.3 % (reference year: 2010)
Employed population: 36.21 % (reference year: 2022)
Area of the municipality: 1,099 km² (reference year: 2025)
Annual growth rate: 0.85 % a.a. (reference year: 2022)

What it costs to win this property

Opening bidR$ 500,000

Auctioneer's commission (5%)R$ 25,000

ITBI transfer tax (3%)R$ 15,000

Deed and registration (1.5%)R$ 7,500

Estimated total costR$ 547,500

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 188 auction properties on sale right now in São José dos Campos/SP, with an average discount of 29% on the appraisal.

Court case details

Case number1023587-88.2019.8.26.0577

Court3ª Vara Criminal da Comarca de São José dos Campos-SP, sem baixa até a presente data

Documents (2)

Official documents, in Portuguese.

📄 6180ad2c56d445a256fb51bb93772a4abd49d47113602ab8db224e91284f112f.pdf#imovel=2135286 — 329 KBDocument⬇📄 matricula.pdf — 329 KBTitle record⬇

Frequently asked questions

How does buying this house 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 house?

The minimum bid is R$ 375,000. It is the lowest amount accepted to win; the final price may rise as bids come in.

When is the auction for this house?

1st auction on Oct 22, 2026, 2nd auction on Nov 23, 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 — Judicial auction

Confirm in the auction notice which debts stay with the winning bidder and which are settled from the price.
Check whether the property is occupied and who is responsible for getting it vacated.
Read the current property title (matrícula): attachments, mortgages and annotations change the real cost.
Check the deadlines and dates of each auction round, and the minimum bid of each.

⚠ We did not find the auction notice (edital) in the original listing — ask the auctioneer before bidding.

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).