Located within the block defined by Avenida Bem-te-vi and Arapapi and Arapanés streets, Bem Moema is a mixed-use development that articulates precise architectural solutions for complex urban and programmatic contexts.
The project emerged from the need to reconcile an extensive program — combining residential units, office suites and ground-floor retail — within a consolidated urban fabric. The adopted strategy divided the complex into three complementary sectors, organizing uses while enhancing its relationship with the surrounding city.
The residential tower, positioned at the corner of Bem-te-vi and Arapapi, features five apartments per floor, with retail at ground level facing Arapapi Street. Planters and metal railings contribute to a pleasant atmosphere within the units.
The Studios & Offices tower, accessed exclusively from Arapanés Street, was conceived as a hybrid typology, combining office spaces and residential studios, also with retail at ground level. Completing the ensemble, at the corner of Bem-te-vi and Arapanés, a single-tenant retail store was implemented.
In both buildings, active ground floors reinforce the connection to public space and ensure generous street-oriented commercial areas. In Tower 2, the 13 units per floor — with 19 m² of usable area and 24 m² of built area — accommodate offices up to the eighth floor and, above, residential studio units. In both configurations, a 2.80-meter-wide floor-to-ceiling sliding door ensures natural ventilation and daylight, integrating interior spaces with the terrace. The technical arrangement of shafts and the rational layout design optimize space, ensuring flexibility and user comfort.
In the residential tower, the main challenge was the orientation of the block, positioned approximately 45 degrees in relation to true north. The solution was the organization of five units per floor, each with distinct characteristics of solar exposure, ventilation and spatial use:
● Units 2 and 5: 80 m², quadrangular layouts, oriented northeast and southwest;
● Units 3 and 4: 120 m², L-shaped layouts occupying the north and west corners;
● Unit 1: 150 m², facing southwest–northeast, with a southeast lateral façade.
Across all typologies, the design adopts passive thermal comfort strategies, such as continuous balconies and planters that reduce direct solar gain while qualifying the external space. In Unit 1, landscaped balconies create recesses that protect bedrooms and living areas from morning and late-afternoon sun, while offering generous outdoor areas for leisure and rest.
The internal organization of the layouts reduces circulation areas and expands usable spaces, ensuring spatial fluidity and integration. In the 120 m² units, the open kitchen and living room — with proportions close to 1:1 in relation to the social terrace — construct an expanded perception of space, while the strategic positioning of bathrooms contributes to thermal insulation of private areas. The 80 m² units stand out for their efficiency: they include two en-suite bedrooms, a private terrace in the primary suite, a guest lavatory, and an integrated living, kitchen and outdoor area that supports both social interaction and functional autonomy.
The complex is further articulated through independent leisure areas, distributed according to typology. In the residential tower, amenities are located on the 3rd floor, including a swimming pool, fitness center, social spaces and open collective-use areas. In the Studios & Offices tower, social and leisure areas are concentrated on the rooftop, featuring a swimming pool, gym, meeting rooms and multipurpose spaces serving both residents and office users.
Another highlight of Bem Moema is its adopted construction system. The use of precast concrete elements on the façade ensures durability, reduced maintenance costs and execution efficiency, resulting in shorter construction timelines.
Rather than a mere group of buildings, Bem Moema represents an architectural response to contemporary urban complexity — a project that balances constructive rationality, programmatic efficiency and environmental comfort, reaffirming Königsberger Vannucchi’s vocation for conceiving comprehensive and intelligent urban solutions.
Mixed-use development with studios (26–36 smq), NR office units (26–36 sqm), residential apartments (80–150 sqm) and retail stores.
Architecture: Königsberger Vannucchi Arquitetos Associados
Authors: Jorge Königsberger, Gianfranco Vannucchi, Alexandre Daud
Co-authors: Ana Peral, Audrey Máximo, Marise Montanheiro
Team: Adriele Maia, Gregório Pierola, Henrique Malvone, Ismael Lopes, Ivan Portero, Letícia Yoshimura, Liliana Vergamini Luna de Sá, Luccas Zanluca, Maria Carolina Carvalheira, Rebecca Campos, Renan Oliveira, Tamara Santos, Thaise Suzuki, Welder Garcia, Carla Estrella (technical director), Daniel Toledo (executive director)
Photography: Pedro Vannucchi
Development and Construction: Tegra
Project: Bem Moema
Site Area: 3,005.92 sqm
Built Area: 25,285.45 sqm
Design Period: 2021–2024
Construction Period: 2023–2025
Residential Tower – 20 floors
Basement: 1 level
Ground Floor: retail and residential lobby
1st + 2nd floors: residential parking, support and technical areas
3rd floor: social areas and collective open spaces, swimming pool and gym
4th to 20th floors: 2 units of 80 sqm, 2 units of 120 sqm, 1 unit of 150 sqm
Studios & Offices Tower – 18 floors
Ground Floor: retail and separate lobbies for studios and offices
1st + 2nd floors: parking
3rd to 8th floors: 13 units per floor / 24 sqm office units
9th to 17th floors: 13 units per floor / 24 sqm studios
Rooftop: social areas and collective open spaces, swimming pool and gym
Single-Tenant Retail Store
Ground Floor + Mezzanine: Commercial space for lease
TECHNICAL CREDITS
Structural Engineering: Ávila Engenharia de Estruturas
Building Services Engineering: Gera Engenharia
HVAC Design: Thermoplan
Interior Design: Suite Arquitetos
Landscape Design: Cardim Arquitetura Paisagística
Façade Consultancy: WM Consultoria
Façade System: Stamp Painéis Arquitetônicos
About Königsberger Vannucchi Arquitetos Associados
For 54 years, we have developed architectural and planning projects based on a collaborative, proactive, and culturally responsible approach.
Over these five decades, we have created—together with our clients—emblematic buildings and urban spaces in Brazil’s most important cities. Our contemporary architecture responds to the challenges of its time, identifying transformations and reinventing itself with each new cycle.
For us, design is a collective act. Supported by a diverse, talented, and experienced team, we develop spaces that seek to respond today to the needs of tomorrow.
We continuously invest in innovation, combining it with our commitment to technical excellence in order to deliver assets of high economic and cultural value.
