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Apartment#2250950

Apartamento — residencial campo di fortini — sao jose dos campos/sp

📍 Parque Novo Horizonte, São José dos Campos, SP

Opening bid38% OFF

R$ 169,731

Appraised valueR$ 277,200

Market price (city m²)R$ 959,175 — 82% below (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.

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

Auction details

1st auctionNov 11, 2026

Auction typeExtrajudicial auction

AuctioneerMaurício Paes Inácio

Overview Costs Location Documents Questions Similar

Hasta analysis

This property's opening bid is 79% below the typical price per m² in São José dos Campos.

Opening bid per m²R$ 1,327/m²

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

Listed on HastaOct 23, 2026 (6 d ago)

Opportunity score74/100

Description

Auctioneer's text, in Portuguese.

Apartamento em São José dos Campos, São Paulo. Descrição: Apartamento localizado no Residencial Campo di Fortini, com área total de 127,89 m² e área privativa de 39,46 m². O imóvel possui 2 quartos, sala, cozinha, banheiro e 1 vaga de garagem. Está situado na Avenida Presidente Tancredo Neves, 4200 - Apto. 1602, Torre 01, 16º Pavimento, no bairro Parque Novo Horizonte.

Location

📍 Parque Novo Horizonte, 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$ 169,731

Auctioneer's commission (5%)R$ 8,487

ITBI transfer tax (3%)R$ 5,092

Deed and registration (1.5%)R$ 2,546

Estimated total costR$ 185,855

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. This lot has a 39% discount, above the city average.

Documents (2)

Official documents, in Portuguese.

📄 edital.pdf — 709 KBAuction notice⬇📄 edital.pdf#embutida — 709 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$ 169,731 — about 38% 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 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.

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).

Auctioneer in charge

Maurício Paes Inácio

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