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Apartment#2138977

Apartamento em guarulhos/sp

📍 Água Chata, Guarulhos, SP, 07251370

Opening bid

R$ 238,950

Appraised valueR$ 238,950

Market price (neighborhood m²)R$ 256,367 — 6% below (medium confidence)

Opening bid (2nd round)R$ 119,475

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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 total1 parking space(s)

Auction details

1st auctionNov 26, 2026

2nd auctionDec 16, 2026

Auction typeJudicial auction

AuctioneerD1 Lance

Overview Costs Location Documents Questions Similar

Hasta analysis

This property's opening bid is 6% below the typical price per m² in Água Chata.

Opening bid per m²R$ 5,087/m²

Typical price per m² in Água ChataR$ 5,435/m² · based on 9 listings

Listed on HastaOct 17, 2026 (6 d ago)

Opportunity score43/100

Description

Auctioneer's text, in Portuguese.

Apartamento em Guarulhos, São Paulo. Descrição: Apartamento nº 204, localizado no 1º andar do Bloco 29 do empreendimento "PARQUE SANTA LÚCIA", com área privativa de 40,32m² e área total de 46,9672m². O imóvel possui direito a uma vaga indeterminada e descoberta na garagem coletiva. O condomínio oferece portaria 24 horas, piscina, quadras poliesportivas, churrasqueiras, salões de festas, playgrounds, brinquedoteca e academia/fitness. O valor de avaliação é de R$ 230.626,36 e a taxa de condomínio mensal é de R$ 217,24. O apartamento está sujeito a alienação fiduciária em favor da Caixa Econômica Federal e possui um débito fiduciário de R$ 182.754,33.

Location

📍 Água Chata, Guarulhos, SP

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Region profile

Literacy rate (15+): 96.78 % (reference year: 2022)
Average monthly wage (formal employment): 3 salários mínimos (reference year: 2021)
Population (2022 Census): 1,291,771 pessoas (reference year: 2022)
Population density: 4,052 hab/km² (reference year: 2022)
Population earning up to ½ minimum wage: 36.1 % (reference year: 2010)
Employed population: 33.69 % (reference year: 2022)
Area of the municipality: 318.838 km² (reference year: 2025)
Annual growth rate: 0.46 % a.a. (reference year: 2022)

What it costs to win this property

Opening bidR$ 238,950

Auctioneer's commission (5%)R$ 11,948

ITBI transfer tax (3%)R$ 7,168

Deed and registration (1.5%)R$ 3,584

Estimated total costR$ 261,650

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 342 auction properties on sale right now in Guarulhos/SP, with an average discount of 43% on the appraisal.

Court case details

Case number1016158-28.2020.8.26.0224

Court1ª Vara Cível Réu: Felipe dos Santos Souza Ação: Execução Documentos Processo Completo Edital Com

Documents (4)

Official documents, in Portuguese.

📄 edital.pdf — 111 KBAuction notice⬇📄 033c70a2d11fee99956ed12ebd7785f11204360eafc442f6c4b326f189c7f6d7.pdf#imovel=2138977 — 111 KBAuction notice⬇📄 matricula.pdf — 503 KBTitle record⬇📄 f0b90371ae3879fb0fdd5e74c923907c2e5ff44aee074b28f16300424d097295.pdf#imovel=2138977 — 503 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$ 238,950. 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 26, 2026, 2nd auction on Dec 16, 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.

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).