São Paulo new-build flat snapshot — July 2026 methodology

A practical first release could therefore have four sections: observed listing figures, sample coverage, missing evidence and revision history. Keep completed sales out of the headline until Amelia’s comparability conditions can be met, but leave a dated space for later additions.
 
I’d also mark each item as observed, calculated or inferred. The 88 days and -5.9% may be calculations, while “financing sensitivity” sounds like an inference. Readers should be able to see that difference without reconstructing the methodology.
 
Yes, “financing sensitivity” needs an operational meaning. Does it refer to fewer financed enquiries, slower progression, changed affordability, or simply more negotiation near R$5,572,000? Unless the underlying behaviour is specified, the phrase is too open-ended.
 
That is the weakest part for me. The price can be retained as an observed range marker, but sensitivity should not be presented as established until there is evidence connecting financing behaviour to it. The other two figures at least describe listing measurements.
 
Small presentation point: keep R$5,572,000 in full rather than shortening it inconsistently across updates. More importantly, say whether “around” represents a defined band. A single exact-looking number paired with an undefined range is awkward.
 
My revised view: publish, but call it version one and date every later change. Lead with the limitations, then invite evidence under specific headings. That preserves the directional value while addressing Fatima’s concern about false precision.
 
Avoid comparing this snapshot directly with another Brazilian city unless the samples and definitions align. Even within São Paulo, neighbourhood and price-band mix can move the aggregate. Cross-city conclusions would add another layer of uncertainty.
 
What would contributors need to submit for a neighbourhood observation to be included? Without a simple format, replies may be impossible to combine. Date, neighbourhood, new-build category, asking or completed price, and whether the item is documentary or observed seem like the core fields.
 
I’d add unit size or configuration where available, plus listing status. Those fields help prevent a price-band shift from being mistaken for broad price movement. Missing fields can remain blank; the important part is not silently treating unlike entries as equivalent.
 
And do not convert member comments about negotiations into completed-sale evidence. They can be retained as clearly labelled observations, but only a confirmed completion belongs in that comparison. This keeps Joana’s asking-versus-achieved distinction intact.
 
For development stage, a simple disclosed category is enough initially: known category where supplied, otherwise unspecified. Excluding every incomplete record could create its own bias. The table should show what is missing rather than pretending the sample is cleaner than it is.
 
So the priority order seems clear: define the date window and sample, explain the two calculations, narrow or remove the financing inference, then add inventory and neighbourhood coverage. Completed sales can follow as a separately dated comparison rather than blocking the first release.
 
That sounds publishable as a provisional July 2026 note, not a São Paulo index. The headline should retain 88 days, -5.9% asking-price movement and the R$5,572,000 observation only with their definitions visible. A versioned contribution table would let the thread improve without rewriting its history.
 
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