Imovel comercial na rua comendador martins, 382, santos/sp.

📍 Encruzilhada, Santos, SP

Opening bid50% OFF

R$ 1,650,000

Appraised valueR$ 3,300,000

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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.

177 m² total

Auction details

Auction typeExtrajudicial auction

AuctioneerLeilões RN

Overview Costs Location Documents Questions Similar

Hasta analysis

The opening bid is 37% above the typical price per m² in Encruzilhada.

Opening bid per m²R$ 9,300/m²

Typical price per m² in EncruzilhadaR$ 6,808/m² · based on 10 listings

Listed on HastaNov 02, 2026 (1 d ago)

Opportunity score77/100

Description

Auctioneer's text, in Portuguese.

Imóvel comercial em Santos, São Paulo. Descrição: Imóvel comercial localizado na Rua Comendador Martins, 382, em Santos/SP. Com uma área de 177,41m² de construção, o imóvel está situado em dois terrenos que medem 6,60m de frente por 50,00m de fundo cada um. Atualmente, funciona como um centro de atividades e espaço de convivência. O arrematante terá a posse do bem livre de quaisquer ônus tributários existentes antes da data da alienação. É importante verificar possíveis dívidas condominiais junto à administração do condomínio. O imóvel pode estar ocupado, e a desocupação será feita mediante autorização judicial.

Location

📍 Encruzilhada, Santos, SP

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Region profile

Annual growth rate: -0.02 % a.a. (reference year: 2022)
Literacy rate (15+): 98.4 % (reference year: 2022)
Average monthly wage (formal employment): 3.1 salários mínimos (reference year: 2021)
Population (2022 Census): 418,608 pessoas (reference year: 2022)
Population density: 1,490 hab/km² (reference year: 2022)
Population earning up to ½ minimum wage: 27.7 % (reference year: 2010)
Employed population: 53.82 % (reference year: 2022)
Area of the municipality: 281.033 km² (reference year: 2025)

What it costs to win this property

Opening bidR$ 1,650,000

Auctioneer's commission (5%)R$ 82,500

ITBI transfer tax (3%)R$ 49,500

Deed and registration (1.5%)R$ 24,750

Estimated total costR$ 1,806,750

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 184 auction properties on sale right now in Santos/SP, with an average discount of 43% on the appraisal. This lot has a 50% discount, above the city average.

Court case details

Court07 Vara Federal-Santos Exequente Procuradoria-Geral da Fazenda Nacional Ônus Penhora INSS (R-05,

Frequently asked questions

How does buying this commercial property 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 commercial property?

The minimum bid is R$ 1,650,000 — about 50% below the appraisal. It is the lowest amount accepted to win; the final price may rise as bids come in.

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) or the property title (matrícula) 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).