For investors · A Bradil tool

Bradil Calculator

Simulate the costs of a property bought at auction in Brazil, from winning bid to resale; see the estimated profit and ROI and find the highest bid for the return you want before bidding.

Everything runs in your browser: nothing is sent to Bradil. The draft stays on this device only.

Untitled simulation

Property or simulation name

Available to Bradil partners. Get in touch.

Reverse simulator: the highest bid for the ROI you want

Minimum target ROI (%)

Uses the costs and percentages filled in below to find the highest winning bid that still delivers the target ROI (to the nearest R$1). Adjust the percentages first.

1Inputs

Winning bid amountamount paid at the auction

Court appraisal / assessed valuereference for the discount and for ITBI, if your municipality uses this value

Estimated resale value (exit)based on comparable properties in the area

Estimated time to resalefrom the winning bid to receiving the sale proceeds, in months

Reference values from the Bradil tool — they vary by auction notice, municipality and case.

2Direct acquisition costs

Auctioneer's commissionmarket standardR$17,500

ITBI (municipal property transfer tax)varies by municipalityR$10,500

Registry office fees (cartório)registration fees — vary by stateR$5,250

Legal advice and due diligencelegal work and searches, hired outR$17,500

Interest on paying the bid in installmentsif you don't pay in full upfront — leave 0 if none

Court deposit / court costscase fees, when applicable

SubtotalR$51,250

3Possession, debts and regularization

Unpaid IPTU (municipal property tax) not covered by the biddebts that stay with the winning bidder

Unpaid HOA fees not covered by the bid

Court action to take possession (imissão de posse)

Negotiating a friendly move-out

Property insurance (during works)

IPTU and HOA fees until the salethe cost of holding the property until it sells

SubtotalR$9,500

4Renovation and value-add

Renovation / retrofitinvoiced amount — counts toward the tax basis on the sale

Design and permits (ART/RRT, building permit)

Home staging / furniture

Renovation contingencybuffer for unexpected construction costsR$3,750

SubtotalR$31,050

5Exit costs (resale)

Sales commissionR$28,800

Capital gains tax (IR)applied only to the gain — see the tax basis in the summary

6Investment summary

Winning bid: R$350,000
(+) Acquisition costs: R$51,250
(+) Possession, debts and regularization: R$9,500
(+) Renovation and value-add: R$31,050
Total investment cost: R$441,800
Estimated resale value: R$480,000
(−) Sales commission: R$28,800
(=) Gross profit (before income tax): R$9,400

Capital gains tax (Brazilian income tax, IR)

Tax basis (documented acquisition cost): R$437,050
Taxable capital gain: R$42,950
(−) Capital gains tax: R$6,442.50

Winning bid + auctioneer's commission + ITBI + registration + invoiced renovation + sales commission. Legal advice, debts, possession costs and insurance reduce your profit (and count in the ROI), but usually do not reduce the tax basis. The tax basis is an estimate: the official capital gains calculation should be confirmed with your accountant.

Estimated net profit: R$2,957.50

Total ROI: 0.7%
Average monthly ROI: 0.1%
Net ROI over 12 months: 1.3%
Discount to appraisal: 30.0%

The 12-month ROI is a reference rate for comparing deals of different lengths, not a promise to repeat the deal over the year.

Prices in Brazilian reais (BRL).

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This calculator is a reference model to organize your own analysis. It is not a substitute for advice from a lawyer, accountant or financial advisor. The suggested percentages and amounts vary by auction notice, court district, state and the condition of each property — adjust them before deciding. The model follows Brazilian rules and taxes.

Quick guide

Quick tips before you bid

From the Bradil calculator guide.

Download the calculator guide (PDF, in Portuguese)

Read the full auction notice (edital), not just the summary on the website: it defines whether debts are paid out of the bid and how eviction works.
Whenever possible, inspect the property in person before bidding: auction properties are sold as is.
Use at least 5 real comparable properties in the area to validate the resale value — don't rely only on the court appraisal, which is often out of date.
Set aside a 15% to 20% buffer in the renovation budget for surprises.
Simulate a sale 10% to 15% below your estimate before deciding on the bid: if the deal still makes sense, your safety margin is larger.

Important. This calculator is a reference model to organize your own analysis. It is not a substitute for advice from a lawyer, accountant or financial advisor.

The suggested percentages and amounts vary by auction notice, court district, state and the condition of each property — adjust them before deciding. The model follows Brazilian rules and taxes.

Questions about how to use it or about the terms? See the Calculator guide.