A terra, a casa e o papel: processos de regularização fundiária e a dinâmica imobiliária em áreas de interesse social

Abstract

Urban land regularization is part of a broader process of recognizing the Right to Housing by the State, where the legal security of land ownership should contribute to ensuring the permanence of families settled on portions of land located in Brazilian cities, thus avoiding their displacement or loss of social function. In the city of Natal, since 2014, there has been a boost in projects for the regularization of Social Interest Housing (SIH) in integrated urbanization processes predating 2000, following the path of titling, based on the new regulatory framework brought by Law 13,465/2017, which contrasts with the principles of the Statute of Cities. References indicate that factors such as infrastructure conditions and consolidation, the type of legal instrument adopted for ownership registration, and the local real estate market's interest in the area undergoing regularization affect property pricing, causing unknown urban impacts, which is the general problem of this research. To this end, the methodological proposal was prepared to analyze two Informal Land Markets (ILM) with distinct design and contextual insertions to evaluate the impacts in as many varied project situations and types of legal instruments used as possible. During the study, it was observed how the formalization provided by their Social Urban Regularizations (REURB-S) influences the price variation of their MIS, with information collected from the beginning of urbanization projects (2005 for the África settlement and 2007 for two neighborhoods in the Guarapes district in Natal/RN) up to 2023. The research considered both housing projects as incomplete, forming Urban Nuclei in the process of formalization and consolidation (Núcleos Urbanos Informais - NUI). In conclusion, it was found that the NUI-África constitutes a shelter for socioeconomically vulnerable families, but with a threat to their permanence due to the increase in prices observed in the analysis of their rental ILM, driven by intense investments in infrastructure and major developments in the area, a process facilitated by the titling model adopted in the REURB-S. In NUI-Santa Clara and Leningrado, it is evident that urban incomes in this area are moving in the informal market, both in terms of rent and sales, with consistent information on price variations indicating income growth over the years, albeit gradually changing the socioeconomic profile of the residents.