Expansion and deceleration of the formal private housing market from the 2000s onwards in the Metropolitan Region of São Paulo

Abstract This study examines the housing market in the Metropolitan Region of São Paulo, which is considered a research laboratory due to its extent, variety of companies and municipal profiles, institutional frameworks, urban and housing policies. The urban real estate dynamics is analyzed in periods of expansion and deceleration of the real estate sector in the 2000s, focusing on specificities of processes involving the built environment in the cities of the region. A multi-scalar analysis was carried out, with macroeconomic and sectorial data, and a periodization was organized to characterize elements of the private housing supply, real estate agents and companies’ strategies by period and in different markets (mature and weak), as well as general trends. Changes in agents’ strategies and product profile were observed according to expansion or deceleration periods and city/market size.

摘要 本研究聚焦圣保罗都会区（Metropolitan Region of São Paulo）的住房市场——该区域因幅员辽阔、企业与市政概况多元、制度框架完善且拥有成熟的城市与住房政策体系，被视为理想的研究实验室。本研究针对2000年代房地产行业扩张与下行周期中的城市房地产动态展开分析，重点关注区域内各城市建成环境相关进程的独特性。研究采用宏观经济与行业数据开展多尺度分析，并通过周期划分，刻画不同周期、不同市场（成熟市场与疲软市场）下私人住房供给要素、房地产中介及企业的战略特征，同时梳理整体发展趋势。研究发现，中介机构的战略与产品业态会随房地产行业的扩张/下行周期以及城市/市场规模发生变化。