Ask the city. The parcel answers.

What goes into the answer

Five official datasets. One parcel.

Every property in São Paulo sits on a parcel. We combine what the city publishes — plus your portfolio, which stays private.

Method

How we calculate prices, indexes, and estimates.

The sector average per m² is the average for the area. The estimated m² is for this parcel — type, standard, and age.

Price

Every ITBI deed since 2021 is updated to today using FipeZap SP (residential sales). That index feeds the transaction points and the estimated m². The sector average m² and district appreciation use the tax guide value, without that index.

Sector average m²

In the Sectors layer: average R$/m² of all ITBIs in the sector over the last 24 months. No filter by type, standard, or age. No listings. It is the market for the area, not the value of one parcel.

Estimated m²

When you click a parcel, vacant land uses ML with land ITBIs and independent comparables. Residential, commercial, and horizontal-condominium houses: ML estimates the total value; land and building contribution appear separately when the cadastral link allows. The building contribution is the total value minus the counterfactual land value; it can be negative for obsolete properties. Apartments, commercial units, and houses in horizontal condominiums are valued per unit; clicking the building shows the average of the valued units, never the value of the entire condominium. Vacant lot: land ITBI × lot area.

Parcel

Geometry, area, and SQL come from the city cadastre. The construction year comes from IPTU.

Zone

The zone code is the LPUOS code for the parcel — what the land-use law allows you to build there.

HDI

Municipal HDI from the Atlas/UNDP for the parcel's human development unit. It is not our ranking.

Sector market

A 0 to 1 percentile within the city. 0.60 means the sector ranks above 60% of São Paulo sectors. It is the average of price level (ITBI R$/m²), momentum (recent change), and turnover (transaction volume).

Mobility

In the sector, indexes from 0 to 1 are the city percentile. CET traffic: the lower the congestion, the higher the index. Subway/bus: stations and corridors within 800 m. Do not confuse these with the mobility composite.

Legislation

Heritage listing, urban operation, macro-area, and other official city restrictions on the same parcel.

Risk

Highest severity among official City Hall layers: flooding, landslide, contamination, heritage, and environmental. None, low, medium, or high — it is not a proprietary score.

Examples

You ask. Official data answers.

Three example conversations — with context, constraints, and the official source behind each answer.

Downtown · retrofit

Where can a retrofit fit downtown?

Question

I am evaluating a retrofit downtown. Which parcels over 10,000 m² are in a Centrality Zone and within 800 m of the subway?

REI answer

Parcel 002-031-0001, at R. da Cantareira, 390, has 20,000 m² in a Centrality Zone, inside a heritage protection area and the Downtown Urban Operation. Parcel 001-020-0484, at R. Brigadeiro Tobias, s/n, has 14,184 m², also in a Centrality Zone, with subway and train at the door. Both are within 800 m of the subway.

Mobility · family

Where to live with a high HDI near the subway?

Question

My client wants an apartment with an HDI above 0.93, subway within 800 m, and price per m² up to R$ 8,000. Which districts should we consider?

REI answer

Consolação (median HDI 0.952; R$ 7,673/m²), Perdizes (0.943; R$ 6,765/m²), and Vila Mariana (0.933; R$ 6,953/m²). Perdizes appreciated the most: +29.7% in 5 years.

Investment · 5 years

Where did the price per m² appreciate the most?

Question

Which districts had the strongest apartment appreciation over 5 years and still have a price per m² below R$ 5,000?

REI answer

Morumbi (R$ 4,890/m², +57.1%), Butantã (R$ 4,942/m², +42.3%), and Itaim Paulista (R$ 2,718/m², +40.8%). All three are still below R$ 5,000/m².