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Apartment#2264033

Apto 53m² | São Leopoldo-RS | Conjunto Residencial Charrua | São Miguel - Financiamento até 420 Meses!

📍 São Miguel, São Leopoldo, RS

Opening bid

R$ 104,000

Appraised valueR$ 104,000

Market price (neighborhood m²)R$ 139,393 — 25% 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.

53 m² usable

Auction details

1st auctionOct 23, 2026

Auction typeExtrajudicial auction

AuctioneerSold Maisativo

Overview Costs Location Documents Questions Similar

Hasta analysis

This property's opening bid is 25% below the typical price per m² in São Miguel.

Opening bid per m²R$ 1,957/m²

Typical price per m² in São MiguelR$ 2,623/m² · based on 15 listings

Listed on HastaOct 24, 2026 (5 d ago)

Description

Auctioneer's text, in Portuguese.

Apto 53m² | São Leopoldo-RS | Conjunto Residencial Charrua | São Miguel - Financiamento até 420 Meses! Endereço Completo Rua São Bernardo, 186-B, Apartamento No 402 Do Bloco 13 D2, Conjunto Residencial Charrua, São Miguel, São Leopoldo, RS, CEP: 93025690 Características do Imóvel: Descrição: Apartamento, Padrão, Ocupado. Área(s): 53,15 m2 de área construída, 53,15 m2 de área privativa, 4,73 m2 de área comum. Matrícula(s): 35.236. Cartório: CRI DE SÃO LEOPOLDO. Inscrição da Prefeitura: 54239. Tipo do Imóvel: Apartamento Status da Ocupação: Ocupado Aceita Visitação: Visitação indisponível Dossiê: 02.20410 Área Privativa: 53.15 m2 Área Comum: 4.73 m2 Matrícula: 35.236 Cartório de Registro: CRI DE SÃO LEOPOLDO Inscrição na Prefeitura: 54239 IPTU Anual: R$ 672,20 Condomínio Mensal: R$ 395,00 Valor Avaliado: R$ 130.000,00 Valor Alvo: R$ 104.000,00 Venda Condicional: Valor de venda sob aprovação do vendedor Considerações Importantes A. OCUPADO B. AÇÃO JUDICIAL - INDENIZATÓRIA - PROC. No 5028652-75.2023.8.21.0033 EM TRÂMITE NA VARA CÍVEL DE SÃO LEOPOLDO/RS, C. FICARÃO A CARGO DO ARREMATANTE: TODAS AS PROVIDÊNCIAS, RISCOS, CUSTAS E DESPESAS NECESSÁRIAS: (I) DESOCUPAÇÃO CONFORME CLAUSULA 4.12 DO EDITAL, D. O VENDEDOR RESPONDERÁ PELA EVICÇÃO DE DIREITOS CONFORME CLAUSULAS 4.8 A 4.10 DO EDITAL, E. OS DÉBITOS DE IPTU E CONDOMÍNIO SERÃO QUITADOS PELO VENDEDOR ATÉ A DATA DO LEILÃO. Condições de Pagamento À vista ou Financiamento em até 420 meses. 268289 Santander Oportunidades

Location

📍 São Miguel, São Leopoldo, RS

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Region profile

Literacy rate (15+): 97.62 % (reference year: 2022)
Average monthly wage (formal employment): 3.2 salários mínimos (reference year: 2021)
Population (2022 Census): 217,409 pessoas (reference year: 2022)
Population density: 2,111 hab/km² (reference year: 2022)
Population earning up to ½ minimum wage: 28.4 % (reference year: 2010)
Employed population: 33.75 % (reference year: 2022)
Area of the municipality: 103.009 km² (reference year: 2025)
Annual growth rate: 0.13 % a.a. (reference year: 2022)

What it costs to win this property

Opening bidR$ 104,000

Auctioneer's commission (5%)R$ 5,200

ITBI transfer tax (3%)R$ 3,120

Deed and registration (1.5%)R$ 1,560

Estimated total costR$ 113,880

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 320 auction properties on sale right now in São Leopoldo/RS, with an average discount of 37% on the appraisal.

Court case details

CourtSantander Oportunidades

Documents (9)

Official documents, in Portuguese.

📄 imovel.ai/docs_imoveis/268289/1701176622869.pdf.pdfDocument⬇📄 imovel.ai/docs_imoveis/268289/1701176634376.pdf.pdfDocument⬇📄 Edital do leilãoAuction notice⬇📄 imovel.ai_docs_imoveis_268289_1701176634376.pdf.pdf — 1.4 MBAppraisal⬇📄 imovel.ai/docs_imoveis/268289/1701176622869.pdf.pdf — 1.2 MBDocument⬇📄 imovel.ai/docs_imoveis/268289/1701176634376.pdf.pdf — 1.4 MBDocument⬇📄 imovel.ai_docs_imoveis_268289_1701176622869.pdf.pdf — 1.2 MBDocument⬇📄 Edital do leilão — 665 KBAuction notice⬇📄 Edital do leilão — 665 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$ 104,000. 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 Oct 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 — 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

Sold Maisativo