Historically, the largest buildings on the street were residential, but public policies have changed everything. One reflection of this is the imposing mirrored building at the corner of Faria Lima Avenue, the Roberto Bratke Building, the first Class A development on the street. It used to house the insurer SulAmérica, but today it stands empty.

Another vector of change was the arrival of the yellow metro line. Near the Fradique Coutinho station, the Biosquare São Paulo will be the second high-end development. The building will be part of the KNRI11 fund and is scheduled for delivery in 2026. Additionally, it will be realized by Libercon and GD8. It will be the largest corporate building on the street, with 31,000 m² spread over 18 floors for offices.

Imposing projects such as Bioarq, an STX hotel, and two residential buildings are already confirmed and are changing the entire perception of the area, which previously housed small three-story buildings.

The most recent project delivered is P-11 Pinheiros, a Class B asset from Stan and Grupo Kallas. Delivered in 2023, the development has 4,000 m² and an occupancy rate of 29%.

According to Gil Vasconcelos, Director of Incorporation at Grupo Kallas, the zoning law change has driven the region's transformation. She explains that when these situations occur, with new zoning rules, property owners themselves seek to do business.

"For example, at the corner of Pinheiros Street with Faria Lima, there was an old little building. We bought it, tore it down, and are building another development, the QG Faria Lima. So, the trend is for developers to buy and create new, more complete projects with full infrastructure. The legislation today allows for some density, but it also allows you to make quality products," she says.

Pinheiros Street is part of SiiLA's Pinheiros region, which has a stock of 475,000 m² and an occupancy rate of 48.6%. Besides Avenida Rebouças, which is receiving various real estate developments, the street benefits from its location, with the Fradique Coutinho and Faria Lima stations along its length.

Feelings in the area are mixed. With grease-stained clothes, a locksmith tries to fix the core of an almost archaic lock system while complaining about the growing wave of developments on the street. "It's sad, these buildings are everywhere, I don't like it! I don't like it!" he exclaims, not wanting to be identified.

In front of the small door housing the locksmith, a residential development is being built. This contrast between the old and the new is seen throughout the street, with bars, restaurants, and small houses interspersed with construction sites at every block.

At the corner with Cunha Gago street, a plot that previously housed a parking lot and a water distributor has given way to tractors and dirt. Across the street, where there used to be a bar and restaurant, a hairdresser, and a small insurance brokerage, there is now a construction site, its purpose still unknown.

For Jair Martins, owner of Arte Fogão e Cia, a technical assistance service that has been operating at the same location for 15 years, all this is inevitable and part of the city's development.

"I think it's inevitable that this happens. I'm not against this process. It's changing the neighborhood's profile, which may be bad for me but good for others. People are signing petitions to preserve buildings and prevent this renewal. Some buildings are dirty, old, and stagnant, and as they are, they won't bring benefits to anyone," says the entrepreneur.

Martins explains that the neighborhood is high-end and that real estate speculation is causing many business owners to leave because rents are becoming "unsustainable." Indeed, throughout Pinheiros Street, you can see traditional establishments, often with a suburban appearance, with "for rent" or "for sale" signs.

While "Instagrammable" enterprises like restaurants and bars survive and benefit from real estate speculation, family businesses like Arte Fogão e Cia, the locksmith, and small neighborhood shops tend to succumb to the pressures of progress.

"This building will be high-end and will have shops focused on a higher-end audience," a broker of one of the developments under construction said, perhaps unknowingly making a bittersweet prophecy for the future of Pinheiros Street.