Hasta › Auctions › São Paulo › Bertioga › Casa - Condomínio Hanga Roa - Praia da Enseada A.T. 1.263,00m² - A.C. 493,32m²

House#2194190

Casa - Condomínio Hanga Roa - Praia da Enseada A.T. 1.263,00m² - A.C. 493,32m²

📍 Praia da Enseada, Bertioga, SP

Opening bid

R$ 8,159,781

Appraised valueR$ 8,159,781

Opening bid (2nd round)R$ 4,100,000

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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.

Auction details

1st auctionDec 14, 2026

2nd auctionJan 28, 2027

Auction typeJudicial auction

AuctioneerBalbo Leilões

Overview Costs Location Documents Questions Similar

Hasta analysis

Typical price per m² in BertiogaR$ 3,142/m² · based on 24 listings

Listed on HastaOct 20, 2026 (9 d ago)

Description

Auctioneer's text, in Portuguese.

Casa - Condomínio Hanga Roa - Praia da Enseada A.T. 1.263,00m² - A.C. 493,32m² DIREITOS decorrentes dos Compromisso de Compra e Venda firmados em 15/julho/1999 (unidade 210) e em 27/dezembro/1996 (unidade 211), quitadas, e Cessões firmadas em 13/novembro/2001 (unidade 210) e em 15/dezembro/2001 (unidade 211), dos seguintes bens IMÓVEIS : UNIDADE N° 210 : com a área exclusiva de 390,00m², área comum de 157,61m², área total de 547,61m², correspondendo-lhe a fração ideal de 0,4549% do terreno global, confrontando na frente com a Passagem das Sardinhas, do lado direito com a unidade 211, do lado esquerdo com a unidade 209 e nos fundos com a unidade 183 e UNIDADE N° 211 : com a área exclusiva de 509,49m², área comum de 205,90m², área total de 715,39m², correspondendo-lhe a fração ideal de 0,5942% do terreno global, confrontando na frente com a Passagem das Sardinhas, do lado direito com o muro divisório do condomínio, do lado esquerdo com a unidade 210 e nos fundos com as unidades 181 e 182, todos do CONDOMÍNIO HANGA ROA I , localizado na Praia da Enseada, no Km 216+333,23 da Rodovia BR 101, no perímetro urbano do Município de Bertioga-SP, descritos e inseridos na matrícula nº 40.172, do 1º Cartório de Registro de Imóveis da Comarca de Santos, Estado de São Paulo. Consta do laudo de avaliação que os terrenos foram unificados, totalizando 1.263,00m² onde foi edificado um prédio residencial com 493,32m², inscrito na Municipalidade local sob nº 95.201.001.210 IdFisico 26024, onde também consta a área do terreno de 1.263,00m² e área construída de 493,32m², avaliado em R$ 6.435.000,00 (nov/2021), atualizado para jun/2026 em R$ 8.097.523,71, que será novamente atualizado por ocasião de cada leilão. O débito de condomínio incidente sobre as unidades em leilão é de R$ 576.762,67, atualizado até janeiro/2020. O débito de IPTU incidente sobre o imóvel é de R$ 678.280,12, atualizado até 16/junho/2026. O débito de condomínio incidente sobre as unidades em leilão atualizado para março/2025 é de R$ 1.533.908,33. 1001518-21.2016.8.26.0075 Leilão Judicial 2ª Vara Bertioga 1001518-21.2016.8.26.0075

Location

📍 Praia da Enseada, Bertioga, SP

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Region profile

Literacy rate (15+): 96.46 % (reference year: 2022)
Average monthly wage (formal employment): 2.8 salários mínimos (reference year: 2021)
Population (2022 Census): 64,188 pessoas (reference year: 2022)
Population density: 130.58 hab/km² (reference year: 2022)
Population earning up to ½ minimum wage: 31.4 % (reference year: 2010)
Employed population: 30.7 % (reference year: 2022)
Area of the municipality: 491.546 km² (reference year: 2025)
Annual growth rate: 2.51 % a.a. (reference year: 2022)

What it costs to win this property

Opening bidR$ 8,159,781

Auctioneer's commission (5%)R$ 407,989

ITBI transfer tax (3%)R$ 244,793

Deed and registration (1.5%)R$ 122,397

Estimated total costR$ 8,934,960

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 56 auction properties on sale right now in Bertioga/SP.

Court case details

Case number1001518-21.2016.8.26.0075

CourtLeilão Judicial 2ª Vara Bertioga

Documents (5)

Official documents, in Portuguese.

📄 sbs1001518-21.2016.8.26.0075-laudocommatricula.pdfTitle record⬇📄 Edital do leilãoAuction notice⬇📄 Edital do leilão — 170 KBAuction notice⬇📄 sbs1001518-21.2016.8.26.0075-laudocommatricula.pdf — 4.2 MBTitle record⬇📄 sbs1001518-21.2016.8.26.0075-laudocommatricula.pdf — 4.2 MBTitle 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$ 8,159,781. 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 Dec 14, 2026, 2nd auction on Jan 28, 2027. 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).