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Apartment#2187649

Cond jardins de frança

📍 Jardim Ester Yolanda, São Paulo, SP, 05374110

Opening bid

R$ 716,002

Appraised valueR$ 716,002

Market price (city m²)R$ 1,295,437 — 44% below (medium confidence)

Opening bid (2nd round)R$ 429,601

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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.

191 m² total3 bedroom(s)2 parking space(s)

Auction details

1st auctionDec 07, 2026

2nd auctionDec 11, 2026

Auction typeExtrajudicial auction

AuctioneerCaixa Econômica Federal

Overview Costs Location Documents Questions Similar

Hasta analysis

This property's opening bid is 56% below the typical price per m² in São Paulo.

Opening bid per m²R$ 3,746/m²

Typical price per m² in São PauloR$ 8,488/m² · based on 351 listings

Listed on HastaOct 19, 2026 (3 d ago)

Opportunity score43/100

Description

Auctioneer's text, in Portuguese.

Apartamento em Jardim Ester Yolanda, São Paulo. Descrição: Imóvel localizado no Cond Jardins de França, no bairro Jardim Ester Yolanda, em São Paulo. O apartamento possui 3 quartos, 2 vagas na garagem, 3 banheiros, sala e cozinha.

Location

📍 Jardim Ester Yolanda, São Paulo, SP

Approximate location — the listing did not give the exact address.

View larger map ↗

Region profile

Average monthly wage (formal employment): 4.3 salários mínimos (reference year: 2021)
Population (2022 Census): 11,451,999 pessoas (reference year: 2022)
Population density: 7,521 hab/km² (reference year: 2022)
Population earning up to ½ minimum wage: 31.6 % (reference year: 2010)
Employed population: 58.75 % (reference year: 2022)
Area of the municipality: 1,523 km² (reference year: 2025)
Annual growth rate: 0.15 % a.a. (reference year: 2022)
Literacy rate (15+): 97.42 % (reference year: 2022)

What it costs to win this property

Opening bidR$ 716,002

Auctioneer's commission (5%)R$ 35,800

ITBI transfer tax (3%)R$ 21,480

Deed and registration (1.5%)R$ 10,740

Estimated total costR$ 784,022

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 5204 auction properties on sale right now in São Paulo/SP, with an average discount of 40% on the appraisal.

Documents (1)

Official documents, in Portuguese.

📄 e8f38c5d3033780b858222869dadae7d263fdf820033883c31be28d68729e71e.pdf#imovel=2187649 — 4.3 MBTitle 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$ 716,002. 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 Dec 07, 2026, 2nd auction on Dec 11, 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.

⚠ 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).