Between Hotspots and Neglected Areas, São Paulo Exposes Two Office Markets

Outside the central corridor, the same scenario is observed. Marginal Tietê has gone eight years without new buildings and has no projects on the horizon. In Paraíso, the last delivery was in 2018, with no new launches expected.

Alphaville and Santo Amaro recorded their last completions in 2020, and while they are on the radar for upcoming projects, timelines remain undefined as landlords await pre-leasing to finalize construction and obtain occupancy permits.

Downtown has also reached four years without additional supply, with no prospects of renewal.

The analysis not only points to the most stagnant areas but also those standing out for their volume of new deliveries. Pinheiros, for example, has received the largest amount of new supply in the past four years, totaling around 163,000 sqm.

Another highlight is Barra Funda, which, although not a CBD, ranks second with 103,000 sqm, driven by projects such as Brasília Square Offices (48,600 sqm) and Edifício Arquipeo (55,300 sqm).

This contrast underscores a localized slowdown. While some corporate corridors continue to receive strong investment, other parts of the city face a prolonged hiatus in new deliveries — a sign that developers and investors have prioritized areas with higher liquidity and appreciation, leaving others in standby mode.

These movements, however, are cyclical. Tatuapé, for instance, was never traditionally attractive to major companies but has become fertile ground for new investment. Developer Porte is leading the urban project known as Eixo Platina, which is transforming the east side and has already delivered Platina 220, the tallest building in the city to date. The area has also welcomed Almagah, the first Class A office in the neighborhood, and will soon host the large-scale Urman São Paulo project.

Speaking to REsource, Igor Melro, Commercial Director at Porte, explained that the Eixo Platina project aims to create a hub for socioeconomic development in São Paulo’s East Zone, integrating housing, work, healthcare, leisure, culture, and services to improve local quality of life.

“The initiative seeks to address the lack of a development axis in the region, which is home to 38% of the city’s population but does not offer the same employment opportunities and infrastructure as more established areas such as Avenida Paulista or Berrini. With this, Eixo Platina intends to help more than 2 million people avoid commuting daily to other parts of the city by creating options within the neighborhoods where they already live,” he explained.