Jacarezinho 166

History

Three Incorporadorai makes a type of product almost no one else makes: condominiums of very few houses on garden-neighbourhood plots, where the law will not allow building upward and so value must come from quality, not quantity. Jacarezinho 166 is the pure example of that thesis — three units on a 990 m² plot, which gives each house more land than many single-family homes on the same street.

The plot is the decision. The tax register lists two contiguous 495 m² lots on Rua Jacarezinho, at numbers 166 and 182; the 990 m² declared by the developer are exactly the sum of the two. It was this unification that allowed three houses to be built with basement parking while still giving each one a private garden — a move that, on an isolated 495 m² lot in a strictly residential zone, would be impossible.

• Concept: the vertical house in the garden neighbourhood — four floors per unit, from basement to rooftop, with the social area open to the garden and the private area protected.
• Curiosities: the design is by Architects Officei, by Greg Bousquet, and it resolves the classic tension of the semi-detached house by inverting the logic of each floor: the ground floor opens entirely to the garden, and the upper floor is enclosed by brise-soleil louvres, which gives privacy to the private area without darkening it.

Architecture and aesthetics

The houses are spread over four levels — basement, ground floor, first and second floor — and AO Architecture Officei‘s design works through controlled opposition: total openness on the social floor, enclosure by louvres on the private floor. The living room extends into the private garden and dissolves the boundary between inside and outside; the rooftop, by contrast, is the house’s most private programme, with provision for a pool and a view over the treetops of Jardim Europai. The living room’s window frames are large and minimalist, a choice that sustains the continuity between the room and the garden. The interior design and landscaping credits are not published and, for that reason, are not attributed here.

Aesthetics and scarcity

Technical specifications

• Towers and units: condominium of 3 residences, each on 4 floors — basement, ground floor, 1st and 2nd floor.
• Areas: from 616 to 688 m² per unit, with 3 en-suites.
• Parking spaces: 4 per residence, marked and covered, with a private storage unit.
• Structural highlights: private garden on the ground floor and private rooftop with provision for a pool · armoured gatehouse with lock chamber and complete security structure · 24-hour concierge · power generator for 100% of the condominium · combined solar and gas water heating · infrastructure for air conditioning and for central vacuum systems · provision for automation in the units and for individual metering of water, gas and electricity · rainwater reuse · bicycle storage with an electrical outlet and an electric car charging point · staff pantry and changing room · unit customisation within pre-established deadlines.
• Registry and parameters: 990 m² plot, declared by the developer and matching the sum of tax lots 083.060.0039 (no. 166, 495 m²) and 083.060.0038 (no. 182, 495 m²) · 3 units · 3 en-suites · 4 parking spaces · ZER-1 zoning, an exclusively residential zone · registry jurisdiction 13º Registro de Imóveis de São Pauloi. (Construction under way: parameters to be consolidated upon the completion endorsement.)

Location and surroundings

Points of interest · distances in metres

Jardim Europa: the address

Rua Jacarezinho is an inner street. It runs parallel to Gabriel Monteiro da Silvai — São Paulo’s design street, a block away — and runs down to Praça Coronel Pires de Andrade, on a stretch where Jardim Europai stops being a border and becomes the heartland: houses on plots of four hundred to a thousand square metres, low walls, tall trees and almost no buildings.

This is the layout the Fragata archive has been following for nineteen addresses in the neighbourhood — Boulevard Île de La Citéi, Les Jardinsi, San Marinoi, St. Pauli and St. Philipi, 106 Seridói —, almost all with very few units, because there is no other way to build here. The zoning is ZER-1: an exclusively residential zone, with no commerce, no towers, and a floor-area ratio that fits within a townhouse. The effect is twofold, and it is worth stating in full: the neighbourhood is quiet and does not densify, but those who live here depend on a car for almost everything, because the same law that preserves the calm keeps the shops on the outside. Avenida Brigadeiro Faria Limai and Shopping Iguatemi São Pauloi resolve that a few minutes away.