Urban regulation and real estate production in the Northeast of São Paulo: carthographies, typologies and affordable housing real estate market

• Grant number: 23/13625-0
• Support Opportunities: Scholarships in Brazil - Scientific Initiation
• Effective date (Start): January 01, 2024
• Effective date (End): December 31, 2024
• Field of knowledge: Applied Social Sciences - Urban and Regional Planning - Methods and Techniques of Urban and Regional Planning
• Principal Investigator: Paula Freire Santoro
• Grantee: Luiza Giovana Hespanhol de Andrade
• Host Institution: Faculdade de Arquitetura e Urbanismo (FAU). Universidade de São Paulo (USP). São Paulo , SP, Brazil

Abstract

This research aims to understand the real estate market in the Northeast Zone of São Paulo City in relation to the possibilities of floor area ratio allowed by the 2016 Zoning Law. It forms part of a broader research that noticed, in this region, that affordable housing units (units with prices offered up to R$ 350,000) are dispersed inside and outside the Urban Development Structural Axes (UDSA), however, with different typologies. The hypothesis is that in Axes, buildings are more dense, vertical, with units for middle and upper family income; and outside the Axis, buldings are less dense, but with affordable unit prices. This analysis aims to observe: (i) if the unit typologies produced real estate market inside and outside the axis are different - if there is participation by large construction companies and construction densification in the Blue Line subway axis, but not in the neighborhood core; (ii) if there is a process of speculation around the activation of the Celeste Line subway; (iii) whether projects such as the PPP Habitacional - Casa da Família, Lote 7 and Lote 6 also encourage larger-scale real estate dynamics in the region; (iv) how the "economic segment" is produced, in theory aimed at assisting low-income families, gauging its location, typology and producers. As a method, it aims to read the urban morphology, land base, mobility structure and real estate production, identifying the producers and the diversity of products. The databases used are those of the São Paulo City Hall - identifying the approval of Habitação de Interesse Social (HIS) and Habitação de Mercado Popular (HMP) - and EMBRAESP real estate launches - looking at typologies, price per m², floor area, etc. The periodization will be between 2002 and 2019 (with the possibility of extending it to 2022), divided into before and after the Plano Diretor Estratégico (Strategic Master Plan) of 2014.