Quanto custa à cidade um megaevento esportivo?: configuração espacial, obras da copa de 2014 e efeitos na precificação imobiliária na região metropolitana de Natal/Brasil

Abstract

In cities the interrelations between locations, functionally varied sectors, attractors and satisfactions, made possible by the set of barriers and permeabilities, are presented as factors of real property pricing, representation and monetary recomposition of the value and circulation of capital. As a system articulated between objects, actions and flows space assumes configurational properties or protagonists nowadays supporting economic interests that convert it into a commodity. Its accessibility potential - property that, independent of attractors, allows to overcome barriers to the exchange of goods, services and information - influence processes of real estate price resizing sometimes subject to interference from large infrastructures with urban impact. In this context, the interventions of mega-events - the Great Urban Projects (GPUs) - that generate spatial ruptures are able to give monetary answers to the urban space. In the Metropolitan Region of Natal / RN (RMNatal), as well as in other Brazilian ones, the prospect of the 2014 World Cup event generated configurational changes to the point of redefining accessibility levels as well as real estate prices in central and expansion areas. This thesis seeks to understand the influence of spatial configuration and accessibility on real estate prices in areas affected by 2014 World Cup works in the urban area and part of the metropolitan area of Natal. It presents the premise that relations between spatial accessibility and location interfere more in real estate pricing in areas of intense centrality such as Lagoa Nova, where capital flows continuously, than the Arena das Dunas’s presence. On the other hand, in the expansion areas, such as in São Gonçalo do Amarante / RN where the Aluízio Alves Airport was established, land prices do not seem to respond directly to the combination space accessibility x location, since the capital is still in initial process of circulation, which shows greater dependence on the spatial impacts of the airport. Property survey results have resulted in the appraisal values (prices) of apartments, houses and land (Lagoa Nova) and lots (São Gonçalo do Amarante) between the years 2012 and 2016. Considering space as an independent (acting) and dependent (resulting) variable, we use the Space Social Logic (LSE) - a branch of morphology dedicated to the study of space-society relations - and Space Syntax Analysis (ASE) techniques of graphical and quantitative readings for spatial analysis - to understand relations between topological accessibility of spatial configuration, works of great impact (attractors) and real estate pricing, applying measures of integration and choice in linear and segmental representations. Integration refers to the centrality of a set of accessible axes and choice to how chosen a line fragment is, between a source and a destination, through the potential of betweenness. Such measures have helped to interpret whether high prices are related to more accessible (integration) routes on origin-destination routes and / or if they are linked to the most interstitials with high potential of crossing, but not too far from the works of impact. The results confirm the pricing of apartments and houses (both between 01 and 03 bedrooms) as well as of land in Lagoa Nova, related to the overlap between origin-destination (movement for as integration) and crossing (or between) routes of the main routes of the road network, confirming the space protagonism independent of the presence of the arena. In São Gonçalo do Amarante, standard lands of 200 m² - of average price ranges - seem to be priced in subdivisions close to the main axis of integration and choice - highway BR 406 - that provides access between Natal and the airport, while more expensive lots tend to be located in systems of intense crossing, or in very reserved sectors (of intermediate and low measures of integrations and choice), pointing to a possible shared protagonism between the magnetism of the airport, that stimulated the appearance of spatial expansions, and the potential accessibility / crossing of the highway.