Apartamento 204
Auction details
Hasta analysis
Description
Auctioneer's text, in Portuguese.
Region profile
- Area of the municipality: 1,651 km² (reference year: 2025)
- Annual growth rate: 0.52 % a.a. (reference year: 2022)
- Literacy rate (15+): 98.36 % (reference year: 2022)
- Average monthly wage (formal employment): 2.9 salários mínimos (reference year: 2021)
- Population (2022 Census): 463,501 pessoas (reference year: 2022)
- Population density: 280.68 hab/km² (reference year: 2022)
- Population earning up to ½ minimum wage: 22.9 % (reference year: 2010)
- Employed population: 45.53 % (reference year: 2022)
What it costs to win this property
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 352 auction properties on sale right now in Caxias do Sul/RS, with an average discount of 39% on the appraisal. This lot has a 30% discount, below the city average.
Court case details
Documents (2)
Official documents, in Portuguese.
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$ 82,800. 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 03, 2026, 2nd auction on Feb 11, 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.
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).
Auctioneer in charge
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