Hasta › Auctions › Rio Grande do Sul › Caxias do Sul › APARTAMENTO Nº 204 NO EDIFÍCIO MORADA LUGANO EM CAXIAS DO SUL/RS

Apartment#2496513

APARTAMENTO Nº 204 NO EDIFÍCIO MORADA LUGANO EM CAXIAS DO SUL/RS

📍 São Luiz, Caxias do Sul, RS

Opening bid

R$ 90,000

Appraised valueR$ 180,000

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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.

Auction details

1st auctionMar 16, 2027

Auction typeExtrajudicial auction

AuctioneerGustavo Turani Leilões

Overview Costs Location Documents Questions Similar

Hasta analysis

Typical price per m² in São LuizR$ 4,730/m² · based on 7 listings

Listed on HastaNov 06, 2026 (2 d ago)

Description

Auctioneer's text, in Portuguese.

DIREITOS E AÇÕES SOBRE O APARTAMENTO Nº 204 DO EDIFÍCIO MORADA LUGANO, BAIRRO SÃO LUIZ, CAXIAS DO SUL/RS ÁREA PRIVATIVA: 51,9813M² (TOTAL 66,2058M²) MATRÍCULA: 104.353 – RI DA 2ª ZONA DE CAXIAS DO SUL LOCALIZAÇÃO: RUA GOMERCINDO ANDRADE CAMARGO, Nº 1070, APTO 204, BAIRRO SÃO LUIZ, CAXIAS DO SUL/RS – CEP 95074-546 AVALIAÇÃO: R$ 180.000,00 LANCE MÍNIMO 2º LEILÃO: R$ 90.000,00 COMISSÃO DO LEILOEIRO: 6% CUSTAS DO LEILÃO: R$ 900,00 POSSIBILIDADE DE LANCE PARCELADO: 25% DE ENTRADA, OU SEJA, R$ 22.500,00 SALDO EM ATÉ: 30X DE R$ 2.250,00 LOTE: DIREITOS E AÇÕES SOBRE O APARTAMENTO Nº 204 COM ÁREA PRIVATIVA DE 51,9813m² DO EDIFÍCIO MORADA LUGANO, inscrito no Registro de Imóveis da 2ª Zona de Caxias do Sul sob nº de matrícula 104.353, com a seguinte descrição: "(...) APARTAMENTO Nº 204, localizado no segundo pavimento (tipo), nos fundos, lado leste/sul do pavimento, com as seguintes áreas: privativa de 51,9813m²; uso comum de 14,2245m²; total de 66,2058m²; equivalente de construção de 58,5705m²; fração do terreno de 22,0746m²; e, percentual do terreno de 5,63%, no empreendimento constituído por prédio residencial em alvenaria com 05 (cinco) pavimentos, denominado 'MORADA LUGANO', localizado na Rua Gomercindo Andrade Camargo, prédio sob nº 1070, bairro São Luiz, Caxias do Sul (...)" ÔNUS: R.3 – Alienação fiduciária em favor da Caixa Econômica Federal – CEF, Contrato nº 8.7877.0031977-1, com saldo devedor informado pela credora de R$ 144.651,95. AVALIAÇÃO: R$ 180.000,00 (cento e oitenta mil reais) LANCE MÍNIMO: 1º leilão R$ 180.000,00 (cento e oitenta mil reais) e, não havendo lances, 2º leilão R$ 90.000,00 (noventa mil reais). LOCALIZAÇÃO DO BEM: Rua Gomercindo Andrade Camargo, nº 1070, apto 204, Bairro São Luiz, Caxias do Sul/RS – CEP 95074-546 COMISSÃO DO LEILOEIRO: É dever do Arrematante o pagamento da comissão do leiloeiro de 6% (seis por cento) sobre o valor da arrematação e custas do leilão que serão previamente comunicadas aos licitantes. DOS LANCES PARCELADOS: Serão aceitos lances parcelados via sistema online em até 30 (trinta) vezes, sendo que pelo menos 25% (vinte e cinco por cento) do valor deverá ser pago à vista, sendo até o início do primeiro leilão pelo valor de 100% da avaliação ou até o início do segundo leilão por valor não inferior a 50% da avaliação. Por força do art. 895, § 7º, do CPC os lances à vista possuem preferência sobre o lance parcelado.

Location

📍 São Luiz, Caxias do Sul, RS

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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

Opening bidR$ 90,000

Auctioneer's commission (5%)R$ 4,500

ITBI transfer tax (3%)R$ 2,700

Deed and registration (1.5%)R$ 1,350

Estimated total costR$ 98,550

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.

Documents (1)

Official documents, in Portuguese.

📄 REGULAMENTO_14_05_2026_ASSINADO.pdfDocument⬇

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$ 90,000. 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 Mar 16, 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.

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).

Auctioneer in charge

GUSTAVO TURANI

Siteturanileiloes.com.br