Hasta › Auctions › Rio de Janeiro › Armação dos Búzios › Hotel com vista, a.t.: 9.143m², 21 suítes, joão fernandes, armação dos búzios/rj

Commercial property#344045

Hotel com vista, a.t.: 9.143m², 21 suítes, joão fernandes, armação dos búzios/rj

📍 João Fernandes, Armação dos Búzios, RJ

Opening bid50% OFF

R$ 10,464,979

Appraised valueR$ 20,929,958

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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.

9143 m² total21 bedroom(s)

Auction details

1st auctionNov 14, 2026

Auction typeJudicial auction

AuctioneerGrupo Lance

Overview Costs Location Documents Questions Similar

Hasta analysis

Opening bid per m²R$ 1,145/m²

Listed on HastaJul 02, 2026 (128 d ago)

Opportunity score77/100

Description

Auctioneer's text, in Portuguese.

Imóvel com 9.143m² e 21 suítes em Armação dos Búzios, Rio de Janeiro. Descrição: O imóvel é um hotel localizado na Rua João Fernandes, nº 42, em Armação dos Búzios/RJ, com uma área total de 9.143m². O hotel, atualmente conhecido como Eny Boutique Hotel, possui 21 suítes, incluindo duas suítes na parte superior e três apartamentos Standard na parte inferior, além de mais dezessete suítes no total. A estrutura conta com lobby, recepção, escritório, dois banheiros, uma rouparia, duas pequenas piscinas e uma piscina média, um restaurante, garagem com vagas coletivas e uma cozinha. O telhado é de telhas canal, e a construção é feita de madeira, alvenaria e vidros Blindex. O local é bem cuidado, com caminhos de mármore. O imóvel possui débitos de IPTU no valor de R$ 432.935,56, atualizado até maio de 2026. O valor da avaliação do imóvel é de R$ 15.000.000,00.

Location

📍 João Fernandes, Armação dos Búzios, RJ

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Region profile

Population (2022 Census): 40,006 pessoas (reference year: 2022)
Population density: 563.65 hab/km² (reference year: 2022)
Population earning up to ½ minimum wage: 31.1 % (reference year: 2010)
Employed population: 45.43 % (reference year: 2022)
Annual growth rate: 3.15 % a.a. (reference year: 2022)
Literacy rate (15+): 97.21 % (reference year: 2022)
Average monthly wage (formal employment): 2.1 salários mínimos (reference year: 2021)
Area of the municipality: 70.977 km² (reference year: 2025)

What it costs to win this property

Opening bidR$ 10,464,979

Auctioneer's commission (5%)R$ 523,249

ITBI transfer tax (3%)R$ 313,949

Deed and registration (1.5%)R$ 156,975

Estimated total costR$ 11,459,152

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 18 auction properties on sale right now in Armação dos Búzios/RJ, with an average discount of 43% on the appraisal. This lot has a 50% discount, above the city average.

Court case details

Case number0236362-97.2009.8.19.0001

Documents (1)

Official documents, in Portuguese.

📄 edital.pdf — 358 KBAuction notice⬇

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$ 10,464,979 — about 50% below the appraisal. It is the lowest amount accepted to win; the final price may rise as bids come in.

When is the auction for this commercial property?

1st auction on Nov 14, 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.

⚠ We did not find 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).