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House#2483157

Casa na Vila Maceno, São José do Rio Preto SP

📍 Vila Maceno, São José do Rio Preto, SP

Opening bid

R$ 997,004

Appraised valueR$ 4,640,000

Opening bid (2nd round)R$ 734,562

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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 auctionNov 13, 2026

2nd auctionNov 16, 2026

Auction typeJudicial auction

AuctioneerFrazão Leilões

Overview Costs Location Documents Questions Similar

Hasta analysis

Typical price per m² in São José do Rio PretoR$ 3,936/m² · based on 351 listings

Listed on HastaNov 05, 2026 (2 d ago)

Description

Auctioneer's text, in Portuguese.

LEILÃO DE ALIENAÇÃO FIDUCIÁRIA - BANCO SANTANDER - PRESENCIAL E ON-LINE! 1º leilão: 13 de novembro de 2026, às 14h30min - Lance Mínimo - R$ 997.003,93 2º leilão: 16 de novembro de 2026, às 14h30min - Lance Mínimo - R$ 734.562,28 Casa Residencial sob nº 559. Localização: Rua José Nogueira de Carvalho, nº 559, Vila Maceno, São José do Rio Preto/SP, CEP: 15060100 Área construída: 355,00m² Área de terreno: 242,00m² Distribuição Interna: contendo quatro cômodos internos, com todas as suas dependências e instalações inclusive benfeitorias existentes no quintal Matrícula: 44.438 RGI: 1º Cartório de Registro de Imóveis de São José do Rio Preto/SP Inscrição Prefeitura: 0303386000 CONSIDERAÇÕES IMPORTANTES: - Consta Ação Judicial, processo nº 4022995-49.2026.8.26.0576, pela 7ª Vara Cível da Comarca de São José do Rio Preto/SP. - Venda condicionada ao não exercício do direito de preferência do fiduciante. - Forma de pagamento: somente à vista em 24h após o encerramento do leilão. - Eventuais débitos de IPTU e/ou Condomínio anteriores a data de arrematação serão quitados pelo vendedor. - Vide condições de venda no EDITAL. - Imóvel ocupado. Venda em caráter “ad corpus” e no estado de conservação em que se encontra. (AL - Dossiê 27901)

Location

📍 Vila Maceno, São José do Rio Preto, SP

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Region profile

Literacy rate (15+): 97.84 % (reference year: 2022)
Average monthly wage (formal employment): 2.7 salários mínimos (reference year: 2021)
Population (2022 Census): 480,393 pessoas (reference year: 2022)
Population density: 1,112 hab/km² (reference year: 2022)
Population earning up to ½ minimum wage: 27.3 % (reference year: 2010)
Employed population: 42.85 % (reference year: 2022)
Area of the municipality: 431.944 km² (reference year: 2025)
Annual growth rate: 1.37 % a.a. (reference year: 2022)

What it costs to win this property

Opening bidR$ 997,004

Auctioneer's commission (5%)R$ 49,850

ITBI transfer tax (3%)R$ 29,910

Deed and registration (1.5%)R$ 14,955

Estimated total costR$ 1,091,719

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 610 auction properties on sale right now in São José do Rio Preto/SP, with an average discount of 41% on the appraisal.

Court case details

Case number4022995-49.2026.8.26.0576

Documents (3)

Official documents, in Portuguese.

📄 Dinâmica do leilão.pdf — 45 KBDocument⬇📄 02.27901 - (versão mai.26) Edital PADRÃO Def - JOAO VICTOR GARBO DE CARVALHO.pdf — 416 KBAuction notice⬇📄 MATRÍCULA+CONSOLIDADA+-+JOAO+VICTOR+GARBO+DE+CARVALHO.pdf — 795 KBTitle 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$ 997,004. 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 Nov 13, 2026, 2nd auction on Nov 16, 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 — 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).