The chair on the sidewalk of a street in Horto, South Zone of Rio, at eleven in the morning, recalls a Rio de Janeiro from decades ago. It is possible to see Maria Luiza, aged 83, sitting in front of the townhouse where she lives, enjoying the daylight chatting with her daughter Ana Beatriz.
Mother and daughter followed the changes that, little by little, transformed the region into one of the most sought after places in Rio de Janeiro.
Maria Luiza daily repeats the routine of the past, when tranquility brought together neighbors in unpretentious conversations at the front door.
"In Horto, you can still do this, you can sit on the sidewalk, chat, sunbathe, without being afraid of being robbed. It's the best place in Rio", declares the elderly woman.
She arrived at the house when she was just six months old. There, he played on the dirt street when it didn't even have asphalt, he saw children grow up together.
For a few years now, it has been witnessing restaurants occupying the address that was previously essentially residential. He followed the emergence of ateliers, witnessed houses being renovated from the inside and noticed an increasing movement of people from outside. And he also saw the price of Horto rise and reach million-dollar figures.
"The place has become more valuable, the neighborhood has become more valuable. The bars have provided employment opportunities for many people. I have nothing against it", says Maria Luiza.
Her story helps explain a transformation that can be seen on the facades of townhouses, on the tables spread out on the sidewalks and, mainly, in the real estate market. Old houses associated with the region's working-class history are now being sought after by buyers willing to pay millions for a house that preserves the peculiarities of Horto.
Experts interviewed by g1 say that, currently, property prices vary according to the structure of the house and documentation issues. These are millionaire values, ranging from R$2 million to R$6 million.
From workers’ village to “quiet luxury”
Horto has a combination that is difficult to find in Rio: it is in the heart of the South Zone, close to Jardim Botânico, Gávea and Lagoa, but it maintains small streets, lots of greenery and an atmosphere of closeness between residents. And the charming townhouses, previously occupied by workers from América Fabril, have gained more and more admirers.
For Gabriel Wajsfeld, broker and partner at Exclusiva Conceito Imóveis, this combination is close to a concept that has gained ground in the market: "the so-called quiet luxury", a less ostentatious luxury, associated with nature, privacy, architecture, exclusivity and quality of life. It is precisely this profile that started to attract a different audience.
"Horto talks a lot about this concept. Real estate demand is growing. In essence, it represents the material asset of greatest financial importance in the lives of families, and with this increasingly direct informational access, recognizing what is a high standard becomes common", explains Gabriel.
Patricia Jucá, broker and partner at Meu Metro Quadrado, identifies a type of appreciation cycle.
"First, artists and people linked to fashion and culture came; then, bars, restaurants, events and bazaars; then, a public with greater purchasing power", he analyzes.
According to the broker, demand increased and found a fundamental characteristic of Horto: little supply of properties.
"The nightlife, restaurants, and also many fashion events, bazaars, moved the streets of Horto in a positive way, adding value to the place. People started to look differently and this attracted a public with higher purchasing power, which caused the properties to increase in value. It's also that supply and demand thing. The demand is very high, but the supply is low", he summarizes.
Patricia explains that, currently, there are few properties available for sale in the region, while demand has increased and usually comes from buyers over 40 years old and able to purchase properties valued at millions of reais.
The movement is also perceived by QuintoAndar. Thiago Bernardes, the company's commercial head, says that Horto mainly attracts families and people interested in larger properties, privacy and quality of life.
"Horto has a very particular combination: it is in the heart of the South Zone, but maintains a peaceful atmosphere, with a feeling of refuge. As the amount of available properties is limited and the houses have very different characteristics, good opportunities tend to arouse interest quickly", points out Thiago Bernardes.
Buyers for this style of property tend to have a more cautious profile, according to Thiago:
"He is a judicious buyer, who carefully evaluates the price, the condition of the property and any need for renovation."
High standard concept
Due to the listing of houses in the locality, many properties maintain their original facades and architectural features. The works that transform a simple house into a luxury property take place, mainly, inside the house.
This is the case of architect Tania Chueke. She bought a house in 2007 from a former América Fabril employee, who had acquired the right to the old factory property. Afterwards, he regularized the property.
Tania set up her architectural office in the house and worked there for almost two decades. When he purchased the property, he needed to recover features of the original project.
The renovation was carried out in the opposite way to demolition: instead of hiding the old marks, it sought to recover them.
Solid bricks became apparent. The existing woodwork inside the walls was preserved. The project underwent a retrofit, a term used for interventions that update a building without eliminating its original characteristics.
"Horto has a peculiar atmosphere, a special place in Rio. It's a stronghold of people linked to art, fashion, design, the houses are all listed, most with original facade designs. And I, personally, think it's beautiful, I love the structure of the house with solid brick, something very original", reveals Tania.
According to broker Patricia Jucá, buyers interested in Horto tend to value the original architecture.
"Clients who are interested in properties in this region tend to have respect for the architecture of the place. We are able to sell properties with their very original structures, in which the external characteristics are maintained. Modernization and changes tend to be in the civil structure", assesses Patricia.
Townhouses for sale
Maria Luiza and her daughter Ana Beatriz, mentioned at the beginning of the report, have their house for sale. The reason is not any dissatisfaction or recent transformations in the region. The two have other plans for the future: living outside of Rio.
Ana Beatriz, like her mother, was born and raised in Horto. She says that, decades ago, the houses were much simpler and the neighborhood was essentially residential.
"In 1989, when América Fabril went into bankruptcy, the residents received the first letters with the possibility of purchasing the houses. My family acquired the property for around 15 thousand new Cruzados, an amount that was paid in installments over five years", comments Ana Beatriz.
Today, the same house is located in a completely different market, with a value that exceeds R$3 million.
"The things that happened here to modernize were very important. Because it really adds value to the property. There is a greater demand, right? And now this million-dollar value has arrived. Thank God, God is more!", he had fun.
Ana Beatriz says that many residents managed to buy América Fabril properties, while others resorted to adverse possession. Part of the documentation of these old properties, according to reports, is still the subject of disputes and lawsuits.
For broker Patricia Jucá, documentation is currently one of the main obstacles for anyone trying to buy a house in Horto. There are properties involved in inventories or legal disputes, and families that have initiated inheritance processes are unable to cover all the costs.
"Gentrification"
If for some the transformation brought opportunities and asset appreciation, for others it changed the style and frequency of the place where they spent their lives. This is the case of Elisabeth Malagrice, 72 years old, who has lived in the region since she was born.
She has put her own house up for sale, but says she does not accept offers below what she considers fair. According to Elisabeth, years ago it was possible to buy a house in the region for values in the range of R$2 million; today, she states that almost all properties have doubled and are advertised for around R$4 million.
Elisabeth also complains about tables and chairs occupying the sidewalks and rules that, according to her, would be stricter for residents than for commercial establishments.
"These transformations were not good for the residents. Unfortunately, I put my house up for sale because I can't stand living here anymore. It's all restaurants, studios, they fill the sidewalks with chairs and tables. You can't pass by. After these restaurants came here, they can do anything and the residents can do nothing", explains the resident.
Elisabeth wants to move to the place where she spent her entire childhood because she feels that the residents have lost space for the neighborhood's new commercial vocation.
She says that more than 50 longtime residents have already left the region and that, in a stretch of approximately 40 houses, there are few residents of their age group left.
"There are no longer any old residents. You can count the old residents on one hand. Many have already sold their homes because they didn't follow the changes they made to Pacheco Leão and the streets here. They didn't agree. When we don't agree, the only option we have is to sell the house, unfortunately", he laments.
The perception is an example of what architect Tania Chueke calls the gentrification movement.
"I know that there is already a gentrification movement. But I can say that this entire movement in Horto was a gentle movement", says the architect.
