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Apartment#2619149

Apto - R. Francisca Julia, 277, Santana

📍 Santana -, São Paulo, SP, 02403-010

Opening bid

R$ 3,470,379

Appraised valueR$ 3,477,000

Opening bid (2nd round)R$ 2,082,227

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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 auctionDec 15, 2026

2nd auctionDec 18, 2026

Auction typeJudicial auction

AuctioneerCasa Reis Leilões

Overview Costs Location Documents Questions Similar

Hasta analysis

Typical price per m² in São PauloR$ 8,488/m² · based on 351 listings

Listed on HastaNov 11, 2026 (3 d ago)

Description

Auctioneer's text, in Portuguese.

Direitos Quitados com 40% de desconto. Edificio Mansão Francisca Julia. Rua Francisco Julia, 277 - Santana. Lote em Hastas Públicas Direitos de Aquisição e Posse Quitados sobre 01 (um) Apartamento nº 32, localizado no 3º pavimento do "Edifício Mansão Francisca Júlia", situado na cidade de São Paulo na Rua Francisca Júlia, número 277, no 8.º Subdistrito Santana, contendo a área real privativa coberta de 259,170 metros quadrados, área real comum coberta de 135,558 metros quadrados, área real total coberta de 394,728 metros quadrados, área real comum descoberta de 45,620 metros quadrados, área real total construída + descoberta de 440,348 metros quadrados, correspondendo-lhe a fração ideal de terreno de 1,8954%, cabendo-lhe o direito de estacionar 04 veículos de passeio ou utilitário, em 04 vagas de garagem e 01 depósito todos localizados no subsolo do conjunto. Matricula figura como detentor da propriedade e domínio IPL Incorporadora Paulista Ltda.(CNPJ 48.435.747/0001-07). Em 28 de abril de 2008 foi celebrado o "Instrumento Particular de Promessa de Venda e Compra de Fração Ideal de Terreno, Contratos de Locação de Serviços e de Construção, por Administração e Outras Avenças, Tendentes ao Condomínio Edifício Mansão Francisca Júlia” por meio do qual IPL Incorporadora Paulista Ltda. comprometeu-se a vender a unidade condominial em análise para Francisco Eduardo de Oliveira Roque (CPF 087.654.698-01) e Tania Moraes Fleming de Oliveira Roque (CPF 163.855.678-42), enquanto casados pelo regime da comunhão parcial de bens na vigência da lei 6515/77, e estes lhe comprar. Em 16 de junho de 2026 a r. decisão de fls. 299 dos originais: "Fls. 244/246: A interessada IPL Incorporadora Paulista Ltda. informa que a unidade imobiliária objeto da constrição foi vendida, quitada e entregue aos executados, permanecendo o registro em seu nome apenas em razão da não formalização da escritura definitiva pelos adquirentes. Manifeste-se a parte exequente sobre a petição e documentos apresentados, no prazo de 5 dias. No mais, aguarde-se a vistoria agendada e confecção do laudo pericial. Intime-se." . Posse Os executados permanecem no exercício da posse do imóvel. Débitos de IPTU Pesquisa feita em 10 de novembro de 2026 apontou a existência de débitos de inscritos na dívida ativa relativos aos anos 2020 até 2025 no valor de R$ 195.754,33. Há R$ 23.337,70 do IPTU de 2026. Débitos de Condomínios Trata-se de Execução de Título Extrajudicial para cobrança de cotas condominiais devidas pela unidade 32 do Edifício Mansão Francisca Julia desde novembro de 2022. O valor executado era de R$ 86.093,32 para novembro/2024 - antigas fls. 55/58.

Location

📍 Santana -, São Paulo, SP

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Region profile

Average monthly wage (formal employment): 4.3 salários mínimos (reference year: 2021)
Population (2022 Census): 11,451,999 pessoas (reference year: 2022)
Population density: 7,521 hab/km² (reference year: 2022)
Population earning up to ½ minimum wage: 31.6 % (reference year: 2010)
Employed population: 58.75 % (reference year: 2022)
Area of the municipality: 1,523 km² (reference year: 2025)
Annual growth rate: 0.15 % a.a. (reference year: 2022)
Literacy rate (15+): 97.42 % (reference year: 2022)

What it costs to win this property

Opening bidR$ 3,470,379

Auctioneer's commission (5%)R$ 173,519

ITBI transfer tax (3%)R$ 104,111

Deed and registration (1.5%)R$ 52,056

Estimated total costR$ 3,800,065

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 5364 auction properties on sale right now in São Paulo/SP, with an average discount of 41% on the appraisal.

Court case details

Case number1037991-53.2024.8.26.0001

Documents (10)

Official documents, in Portuguese.

📄 Laudo de Avaliação — 7.2 MBAppraisal⬇📄 Certidões de Condomínio — 738 KBDocument⬇📄 IPTU — 1.3 MBDocument⬇📄 Débito Condominial — 1.3 MBDocument⬇📄 Promessa de Compra e Venda — 2.0 MBDocument⬇📄 Edital Assinado — 117 KBAuction notice⬇📄 Considerações — 140 KBAuction notice⬇📄 Atualização da Avaliação — 58 KBTitle record⬇📄 Lote — 148 KBTitle record⬇📄 Matrícula — 471 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$ 3,470,379. 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 Dec 15, 2026, 2nd auction on Dec 18, 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 Buying property at a bankruptcy auction in Brazil Brazilian bankruptcy glossary

🤖 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).