Tumiaru 120 is a residential building located on a narrow, irregularly shaped flat plot in São Paulo. Rather than treating the challenging site as a constraint, the project leverages its atypical geometry to create a new urban presence. A strip of land once considered unbuildable has been reconceived as a public plaza—an open, green space that supports city life beyond the building’s footprint. At the entry, a garden extends from the sidewalk into the site, softening the transition from public to private and contributing to a more porous and inclusive urban condition.
Spatial configuration and volumetric strategy
The project’s internal organization was shaped by two primary goals: securing views toward nearby Ibirapuera Park and incorporating double-height ceilings into the residential units. Each 185-square-meter apartment occupies an entire floor, structured across three distinct vertical volumes that define the building’s massing.
The eastern volume, constructed in exposed concrete, contains the private zones, primarily bedrooms. A prominent external fire stair is integrated at the front, enhancing safety and marking the building's solid edge. In contrast, the western volume houses the living spaces. These are designed for openness, with alternating floor plans that allow natural light and promote visual continuity across floors. Between them, a recessed central volume contains the kitchen and social elevator, functioning as a buffer that clearly separates the public and private zones within each unit.
Double-height spaces and calibrated views
A key spatial feature is the alternating arrangement of living and dining rooms across the floors. On one level, a glazed living room faces the street while the dining room sits at the rear. On the level above, this layout is reversed. This alternation results in portions of each apartment having double-height ceilings, lending a sense of generosity to the compact floorplates.
The sloped ceilings in the dining rooms not only articulate the distinctiveness of these volumes but also respond to the urban fabric, directing openings toward gaps between adjacent buildings. This precise alignment enables diagonal views toward Ibirapuera Park—an intentional design move that strengthens the building’s relationship with the surrounding landscape.
Adaptability and long-term use
Flexibility is embedded into the building’s design to accommodate changing lifestyles over time. At ground level, a public plaza opens up the base of the building to the city. This space is programmed to evolve with neighborhood needs and can host a range of uses. Common areas are also designed for multiple functions. For example, the entrance reception can function as a party room without structural alterations.
Residential floor plans support long-term adaptability by allowing for non-invasive reconfiguration, ensuring that the apartments can respond to future spatial needs without significant renovation or waste.
Public realm and entry sequence
The ground-level composition is carefully considered to establish a strong relationship with the street and neighborhood. The east wing, a concrete volume, rests directly on the ground. Opposite, the west volume—housing the living rooms—floats above the ground on a cantilevered structure, visually lifting the mass and freeing up space for a semi-open public zone.
Part of the parking is integrated above ground and clad in white hydraulic tiles, forming a defined base volume. The main entrance is located in the void between this white block and the concrete tower. The resulting entry sequence is defined by a high ceiling and a tranquil atmosphere, enhanced by a reflecting pool and landscaped garden. The lobby is accessed through this void, reinforcing the building’s spatial openness and inviting character.
Interior-exterior continuity
The lobby and amenity spaces—including party, games, and play rooms—are organized around the garden and remain visually connected to the exterior. The absence of enclosing barriers allows for seamless spatial flow between indoor and outdoor zones. Adjacent to these shared areas, a gym housed in a glass pavilion sits embedded in greenery, preserving the project's emphasis on transparency and continuity with the natural surroundings.
