Evaluate Real Estate for Auctions

A Brazilian real-estate auction appraisal skill, grounded in standard ABNT NBR 14653, that estimates market value, forced-liquidation value, and a maximum safe bid for properties going to judicial or extrajudicial auction. It documents three appraisal methods: direct comparative (collect at least five comparable sales from ZAP Imoveis, Viva Real, OLX, or Quinto Andar, or notary deed records from the last 6-12 months, then homogenize each sample with multipliers for area, construction standard, condition, location, floor, and parking before computing a per-square-meter value), income capitalization (net annual income divided by a capitalization rate, with typical Brazilian cap rates by segment - 4-6% for high-end residential, 7-10% for commercial offices, 8-12% for logistics warehouses, 10-15% for hotels - worked through a full numeric example), and cost/reproduction (land value plus depreciated improvement value, using the SINDUSCON CUB construction-cost index and a Ross-Heidecke depreciation table by age and condition). It also provides a judicial appraisal-report checklist covering appraiser credentials, inspection date, sample count, and homogenization, with named red flags for a weak report - fewer than 3 samples, no inspection date, a value far from market without justification, or an appraiser lacking valid regional credentials - a 0-to-50 location scoring rubric across infrastructure, zoning, and market factors, a maximum-safe-bid worksheet that subtracts acquisition costs, auctioneer commission, outstanding property tax and condo debt, eviction cost, and a 10-20% safety margin from estimated market value, price-band guidance on liquidity and recommended auction discount by value tier from under R$300K to over R$2M, and a table of which Brazilian auction and financing channels permit mortgage financing.

Use it when appraising a property for judicial or extrajudicial auction in Brazil, reviewing an existing judicial appraisal report for red flags, or estimating a maximum safe bid net of costs and a liquidation discount. It explicitly defers related auction tasks to sibling skills rather than covering them itself: leiloeiro-edital for auction-notice analysis, leiloeiro-juridico for legal aspects, leiloeiro-mercado for market research, plus leiloeiro-ia and junta-leiloeiros.

Input is a property description (type, location, area, condition) and, optionally, an existing appraisal report to audit. Output is an estimated market value and forced-liquidation value via the applicable method (comparative, income, or cost), a completed location score, and a maximum-recommended-bid worksheet - or, when reviewing a report, a checklist verdict on whether it meets the ABNT NBR 14653 formal and technical requirements.

Grounded in Brazilian real-estate appraisal standards: ABNT NBR 14653 parts 1 through 3, NBR 12721 for construction-cost estimation, the SINDUSCON CUB index, COFECI and IBAPE professional guidance, and the FIPEZAP price index; references market-data sources ZAP Imoveis, Viva Real, OLX, and Quinto Andar. Operates inside a broader auction-ecosystem governance layer with action logging, rate limiting, and mandatory confirmation on negative-margin appraisals.

Investors, appraisers, and auction bidders in the Brazilian real-estate market who need a defensible market-value estimate and a maximum safe bid before participating in a property auction.