São Paulo, Brazil
São Paulo will sell anyone the owner of any property — a matrícula certificate from one of the city's eighteen Cartórios de Registro de Imóveis costs BRL 75.60 under the 2026 state table, with no reason asked — and the Prefeitura publishes every taxed sale with its address, price and matrícula number, but no names.
9 buildings · 7 with an owner established · 17 sources · 9 tier A · prepared 2026-10-06
Ownership in São Paulo is recorded per property in a matrícula held by the Cartório de Registro de Imóveis for the area — the Prefeitura's own sales file assigns every 2026 transaction to one of eighteen numbered cartórios. Federal law makes the register public: 'Qualquer pessoa pode requerer certidão do registro sem informar ao oficial ou ao funcionário o motivo ou interesse do pedido' (Lei 6.015/1973, art. 17). A certidão costs BRL 75.60 under the 2026 São Paulo emolumentos table ('Qualquer forma de certidão'), ordered online through the registrars' RI Digital platform (the former SAEC, run by the ONR) with a login; an uncertified on-screen image of the matrícula is 30% of that, BRL 22.67. There is no bulk owner file. The Prefeitura's IPTU cadastre (GeoSampa) gives lot, areas and valor venal with no owner, and its monthly ITBI file lists every taxed transfer with address, declared price, date, cartório and matrícula number — again with no buyer or seller named.
- ridigital.org.br — “É vedada a utilização de mecanismos automatizados, robôs ou qualquer forma de coleta massiva de dados por meio deste serviço.”
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| MorumbiShopping São Paulo (SP) — the filing gives the city, not a street 61,217 m² GLA (ABL total) |
Retail | Multiplan Empreendimentos Imobiliários S.A. 73.5% Multiplan's investor-relations portfolio table, 'Dados atualizados até 30/06/2026', lists 'MorumbiShopping 1982 São Paulo (SP) 73,5% 61.217 m²' — opened 1982, Multiplan's share 73.5%, total gross leasable area 61,217 m². The holders of the other 26.5% are not named on the page. No price is stated. |
Public company | —A |
| Shopping Vila Olímpia São Paulo (SP) — city only on the source page 28,373 m² GLA |
Retail | Multiplan Empreendimentos Imobiliários S.A. 60.0% Same Multiplan table (30 June 2026): 'ShoppingVilaOlímpia 2009 São Paulo (SP) 60,0% 28.373 m²'. The table also carries ShoppingAnáliaFranco (São Paulo, 1999) at a 30.0% Multiplan share and 51,677 m². Co-owners are not named. |
Public company | —A |
| Morumbi Corporate – Golden Tower São Paulo (SP) — city only on the source page 37,280 m² GLA (includes 828 m² gourmet area) |
Office | Multiplan Empreendimentos Imobiliários S.A. 100% Multiplan's 30 June 2026 portfolio table, under 'torres comerciais': 'Morumbi Corporate – Golden Tower 2013 São Paulo (SP) 100,0% 37.280 m²**', the footnote reading 'Inclui 828 m² da área gourmet localizada no Morumbi Corporate.' The company's only wholly owned office tower in the city. |
Public company | —A |
| Shopping Iguatemi São Paulo São Paulo (SP) — city only on the source page 49,792 m² GLA |
Retail | Iguatemi S.A. 59.57% Iguatemi's investor-relations portfolio page: 'Iguatemi São Paulo, São Paulo - SP, Participação Iguatemi: 59,57%, ABL total (m²): 49.792, Inauguração: 1966'. The same page lists JK Iguatemi at 100% (33,998 m², 2012), Market Place 51% (22,235 m²), Pátio Higienópolis 29% (34,095 m²) and Pátio Paulista 14.45% (41,515 m²). Holders of the remaining shares are not named. No price is stated. |
Public company | —A |
| JK Iguatemi São Paulo (SP) — city only on the source page 33,998 m² GLA |
Retail | Iguatemi S.A. 100% Iguatemi's portfolio page: 'JK Iguatemi, São Paulo - SP, Participação Iguatemi: 100%, ABL total (m²): 33.998, Inauguração: 2012'. The only one of its São Paulo malls the company states it owns outright. |
Public company | —A |
| Rochaverá Corporate Towers (Ebony, Marble, Crystal) Av. das Nações Unidas, 14.171, São Paulo - SP Ebony + Marble 56,734 m² GLA; Crystal 53,401 m² GLA |
Office | Kinea Renda Imobiliária FII (KNRI11) 20% of Torres Ebony e Marble; 70% of Torre Crystal (Jan 2026) Kinea's January 2026 manager letter for KNRI11 lists 'ROCHAVERÁ TORRES EBONY E MARBLE, Av. Nações Unidas, 14.171', ABL 56,734 m², appraised at BRL 201.5M for the fund's share, 'PARTICIPAÇÃO 20%', and 'ROCHAVERÁ TORRE CRYSTAL', ABL 53,401 m², BRL 741.6M, 'PARTICIPAÇÃO 70%', appraisals by Colliers, base June 2025. The letter says the fund 'concluímos a aquisição de uma participação adicional de 13% na Torre Crystal' in January 2026. Tenants named include Votorantim, SAP, BASF. The other holders are not named in this letter. |
REIT | —A |
| Edifício Pátio Victor Malzoni São Paulo — the fund’s units are registered at the 4º Oficial de Registro de Imóveis 26,979 m² GLA (whole building) |
Office | Catuaí VBI Triple A FII (BLCA11) 7,421 m² of 26,979 m² GLA (Aug 2026) A strata building held unit by unit. Patria–VBI's August 2026 BLCA11 report gives construction 2013, acquisition October 2021, 'ABL Ativo 26.979 m²' and 'ABL detida pelo fundo 7.421 m2', tenants Google and Casa dos Ventos, its units described in 'matrículas do 4° Oficial de Registro de Imóveis'. The June report records the sale of 'conjunto nº 183' (411.26 m²) for BRL 26.7M, BRL 65,000/m²; August notes TRXF11 dropped its planned purchase of the fund's units. Holders of the other floors are not established. |
REIT | BRL BRL 39,000 per m² 2021-10 BLCA11's own report: units bought October 2021 'a R$ 39 mil/m²', funded with a BRL 408M raise (BRL 138M of units, BRL 270M securitised). A |
| Edifício Itália Centro, São Paulo |
Mixed use | Not established a paid title search would answer it No listed fund or company filing opened here claims the tower. Who holds it is a matter for the matrícula(s) at the Registro de Imóveis, which anyone may order online for BRL 75.60 per certidão under the 2026 São Paulo table; the city's IPTU cadastre and ITBI file name no owner. A blank, not a guess. |
Not established | —A |
| Edifício Copan Centro, São Paulo |
Residential | Not established a paid title search would answer it The Copan is not an investment asset in any filing opened here; ownership is per unit in the Registro de Imóveis and is not reproduced on this page, both because it is paid per search and because the holders of flats are private people. No owner is named. |
Not established | —A |
The core land
The most valuable ground in the city, and what the public record says about it.
São Paulo publishes more about its property market than almost any city in this section — every taxed transfer, with address, declared price, date, cartório and matrícula number — and nothing about who owns it. The figures below are counted from the Prefeitura's own 2026 ITBI file (January–August, published 30 September 2026); the file names no buyer or seller, and this page reproduces no rows.
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
No official table counts who builds São Paulo's homes, so this list is assembled from the listed builders' own quarterly releases, which report by region (the São Paulo metropolitan area or state), not by município — the figures below are therefore wider than the city and say so. What frames them is the city total: Secovi-SP counted 139,700 new homes launched in the city in 2025, up 34%, of which 85,300 (61%) were under the federal Minha Casa Minha Vida programme; 113,000 sold; unsold new stock 85,200 units (reported by Estadão Conteúdo, 5 Feb 2026). The market is dominated by listed incorporadoras building apartment towers sold off-plan, unit by unit, each unit then taking its own matrícula.
| Name | Type | Launched, latest stated period |
|---|---|---|
| Cury Construtora e Incorporadora Cury's 2T26 release (11 Aug 2026): 21 launches in the half, VGV BRL 4,903.6M, 14,550 units; 2Q26 6,549 units, BRL 2,256.9M. It operates in the São Paulo and Rio de Janeiro metropolitan regions; its landbank is BRL 19,229.8M of potential sales in São Paulo and BRL 6,863.0M in Rio. Units are not split by city. |
Public company | 14,550 units launched 6M26 (6,549 in 2Q26)A |
| Cyrela Brazil Realty Cyrela's 2T26 release (13 Aug 2026), launches by region: São Paulo BRL 3,787M of BRL 4,967M in the quarter (Cyrela's share BRL 3,081M); first-half launches 32 projects, BRL 7,395M, most tagged 'SP' — Vivaz (MCMV) towers such as Vivaz Mooca and Grand Vivaz Lapa alongside high-end launches such as La Galerie (BRL 814M). Region, not município; no unit total by city. |
Public company | BRL 3,787M VGV launched in São Paulo region, 2Q26A |
| EZTEC Empreendimentos e Participações EZTEC's 2T26 fact sheet: founded 1979, 'atuação concentrada em regiões estratégicas da Grande São Paulo — tanto na capital quanto na região metropolitana'; VGV launched (EZTEC share) BRL 1.7B in the first half, 2026 guidance BRL 2.5–3.5B. Landbank BRL 9,012M, of which the city's Zona Sul BRL 3,687M, Zona Leste 1,656M and Zona Oeste 1,429M; the rest is Osasco, São Caetano and Mogi das Cruzes. |
Public company | BRL 1.7B VGV launched (%EZ), 1S26A |
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
São Paulo's prime commercial stock is held in two ways. Shopping centres sit with listed mall companies that state their percentage in each mall on their investor pages; offices are split floor by floor among fundos de investimento imobiliário (FIIs) listed on B3, whose monthly reports to the FNET system name each building, its address, the fund's share and its appraisal. Neither layer is complete — co-owners are routinely left unnamed — and nothing in the Prefeitura's open data joins a building to an owner. Figures below are as each company states them.
| Name | Type | Gross leasable area as stated |
|---|---|---|
| Multiplan Empreendimentos Imobiliários From Multiplan's portfolio table at 30 June 2026: MorumbiShopping 61,217 m² (73.5%), ShoppingAnáliaFranco 51,677 m² (30.0%), ShoppingVilaOlímpia 28,373 m² (60.0%), Morumbi Corporate – Golden Tower 37,280 m² (100%). Company-wide 956,482 m², 80.4% Multiplan's. |
Public company | 178,547 m² GLA across 4 São Paulo assets (total area, not Multiplan share)A |
| Iguatemi S.A. Iguatemi's portfolio page: Iguatemi São Paulo 49,792 m² (59.57%), Pátio Paulista 41,515 m² (14.45%), Pátio Higienópolis 34,095 m² (29%), JK Iguatemi 33,998 m² (100%), Market Place 22,235 m² (51%), plus Torre Market Place I e II offices 28,734 m² (51%). The page carries no as-of date (footer © 2025). |
Public company | 181,635 m² GLA across 5 São Paulo malls (total area, not Iguatemi share)A |
| Kinea Renda Imobiliária FII (KNRI11) KNRI11 January 2026 letter: 12 corporate buildings with 166,959 m² of the fund's GLA and 7 logistics sites, net assets BRL 4.62B. Its São Paulo offices include Rochaverá (20% / 70%), Diogo Moreira 184 (100%, Bunge), Madison on R. Gomes de Carvalho 1.195 (100%), Bela Paulista on Av. Paulista 2.421 (100%), São Luiz Torre IV on Av. Juscelino Kubitschek 1.830 (86%), Joaquim Floriano 913 (100%) and Biosquare (69%, in development). |
REIT | 12 office buildings, 166,959 m² fund GLA (all cities)A |
| Catuaí VBI Triple A FII (BLCA11) A single-asset fund managed by Patria–VBI and Catuaí: units in the Pátio Victor Malzoni bought October 2021 at BRL 39,000/m²; net assets BRL 191.8M in August 2026. |
REIT | 7,421 m² in Edifício Pátio Victor Malzoni (Aug 2026)A |
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- JS Real Estate Multigestão FII (JSRE11) holding 40% of Rochaverá Torres Ebony and Marble — seen only in a search summary of FNET reports, not opened, so not used.
- Who owns the São Paulo Corporate Towers (Av. Pres. Juscelino Kubitschek 1.909), Faria Lima's newest towers and the Torre Santander: no filing naming an owner was opened; the matrícula would answer.
- Which complex was sold on 25 May 2026 under matrícula 509320 (Av. das Nações Unidas 18.591 / R. Bento Branco de Andrade Filho 488, BRL 1.74B declared) — the ITBI file gives address and price but no name, and no press or filing tying it to a buyer was found.
- Brookfield Brasil, Tishman Speyer and São Carlos Empreendimentos holdings: tishmanspeyer.com returned 403; São Carlos's site names no buildings on its front page; Brookfield's Brazilian site did not connect. None is claimed.
- Plano&Plano, Tenda and MRV volumes in the city: not opened; their RI result centres render client-side.
- The full IPTU cadastre (valor venal per lot) was deliberately not downloaded, so no 'highest assessed parcel' is given.
Sources
- Lei nº 6.015/1973 (Lei de Registros Públicos), texto compilado — arts. 16 and 17 — Presidência da República, Planalto · openA
- Certidão Digital — RI Digital — ONR (Operador Nacional do Sistema de Registro Eletrônico de Imóveis) · registrationA
- Visualização de Matrícula — RI Digital — ONR (Operador Nacional do Sistema de Registro Eletrônico de Imóveis) · registrationA
- Tabela de emolumentos — Registro de Imóveis, Estado de São Paulo (Lei Estadual 11.331/2002), file posted 2026-01 — ARISP (Associação dos Registradores Imobiliários de São Paulo) · openA
- Termos de uso — RI Digital (Termos de Acesso Único) — ONR (Operador Nacional do Sistema de Registro Eletrônico de Imóveis) · openA
- Dados das Transações Imobiliárias com recolhimento de ITBI — Prefeitura de São Paulo — Secretaria Municipal da Fazenda · openA
- Guias de ITBI pagas 2026 (Jan–Aug), Excel — Prefeitura de São Paulo — Secretaria Municipal da Fazenda · openA
- IPTU — cadastro fiscal (TPCL), GeoSampa metadata record — Prefeitura de São Paulo — SMF/DECAD, published by SMUL/Geoinfo · openA
- Portfólio de Empreendimentos (dados atualizados até 30/06/2026) — Multiplan Empreendimentos Imobiliários S.A. — Relações com Investidores · openA
- Portfólio — Iguatemi S.A. — Relações com Investidores · openA
- Kinea Renda Imobiliária FII (KNRI11) — Carta do Gestor, janeiro de 2026 — Kinea Investimentos · openA
- Catuaí VBI Triple A FII (BLCA11) — relatório gerencial, agosto de 2026 (FNET document 1325482) — Patria – VBI Asset Management / BTG Pactual Serviços Financeiros (administrador), filed on B3 FNET · openA
- Catuaí VBI Triple A FII (BLCA11) — relatório gerencial, junho de 2026 (FNET document 1261612) — Patria – VBI Asset Management / BTG Pactual Serviços Financeiros (administrador), filed on B3 FNET · openA
- Mercado imobiliário de São Paulo tem mais lançamentos que vendas, e engorda estoques (reporting Secovi-SP, 5 Feb 2026, via Estadão Conteúdo) — Mercado&Consumo · openB
- Release de Resultados 2T26 (13 Aug 2026) — Cyrela Brazil Realty S.A. Empreendimentos e Participações — RI · openA
- Release de Resultados 2T26 e 6M26 (11 Aug 2026) — Cury Construtora e Incorporadora S.A. — RI · openA
- Fact Sheet 2T26 — EZTEC Empreendimentos e Participações S.A. — RI · openA