What Setin Incorporadora does

Setin Incorporadora (legal entity SEI INCORPORAÇÃO E PARTICIPAÇÕES S.A., CNPJ 09.033.729/0001-39) is a privately held São Paulo-based real estate developer founded in 1979 that delivers medium and high-standard residential, commercial, and hotel properties primarily in the São Paulo metropolitan area, with selective expansion to Campinas. Over 47 years the company has launched 121 projects, delivered more than 22,000 residential units, and developed over 2 million m² of construction area, including 34 hotels and 6,600 hotel units under a long-standing strategic partnership with Accor (Mercure, ibis, ibis budget brands) established in 1997.

The company's portfolio is organized around distinct product lines: the Downtown line focused on revitalizing central São Paulo near metro stations (Nova República, 2023 delivery, 342 units, 60m from República metro); the Smart Home line launched in 2021 featuring pre-installed home automation infrastructure, centralized air conditioning, EV charging, and automated blinds; and the premium Alma Brasileira line launched in 2024 celebrating Brazilian art and design with EDGE, Fitwel, and Aqua HQE sustainability certifications. The portfolio spans studios from 19m² to luxury apartments up to 439m², with prices quote-based through specialized sales consultants rather than publicly disclosed. The company pioneered water reuse in Brazilian condominiums (2004, Mundo Apto) and mixed-use residential-hotel complexes (2013), and was the first Latin American holder of ISO 14001 environmental certification.

Commercially, Setin operates through a direct sales center (Setin Vendas at Rua Correia Dias, Paraíso, open daily until 9 PM including weekends and holidays), an external broker and imobiliária network managed via conexaosetin.com.br, and a customer-facing digital ecosystem including the Portal do Cliente and Setin Cliente mobile app (iOS/Android) for construction progress tracking and bill payment. Revenue is recognized on a one-time basis at unit delivery under Brazilian construction law, creating a 2-4 year lag between launch and recognized revenue. The company is self-funded with no external private equity or venture capital backing, audited by EY on a voluntary basis following CVM standards, and supported by technology partnerships including PortData (AI land viability analysis), upLexis (data mining), UAI Legal Tech (contract management), and Avesso Consultoria (ESG implementation).

Name

Setin Incorporadora

Legal name

SEI INCORPORAÇÃO E PARTICIPAÇÕES S.A.

Website

https://setin.com.br

Company type

Private

Founded year

1979

Operating status

Operating

Headcount range

51–100 employees

Short description

Setin Incorporadora is a privately held São Paulo real estate developer founded in 1979 delivering medium and high-standard residential, commercial, and hotel properties across 121 projects and 22,000+ units, with a long-standing Accor partnership for hotel developments and active expansion into premium segments via the Alma Brasileira line and geographic expansion to Campinas.

Ownership category

akta.pro rank

Headquarters

HQ city

Brasil

HQ country

Brazil

HQ region

Latin America

Offices3 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Personnel, Marketing or Sales, Technology or R&D, Supply Chain, Infrastructure

Revenue model

1. Residential Property Sales: Primary revenue from sale of residential apartments and units ranging from studios to high-end apartments (19m² to 439m²). Revenue recognized upon delivery of units.
2. Commercial Property Sales: Revenue from commercial units including offices and shops in mixed-use complexes.
3. Hotel Unit Sales: Sale of hotel units in partnership with Accor, including Mercure, ibis, and ibis budget brands. In 2000, more than 2,000 hotel units were launched and sold.

Go-to-market motion2 records

Distribution channels4 records

Marketing channels6 records

Core offering

Setin Incorporadora is a Brazilian real estate developer that designs, builds, markets, and sells residential apartments (studios, 1-4 bedroom units, luxury penthouses ranging from 19m² to 439m²) and commercial properties (offices and shops) in São Paulo's prime neighborhoods. The company operates distinct product lines including Alma Brasileira (luxury), Smart Home (technology-enabled), and Downtown (urban revitalization), and also develops mixed-use complexes including hotel units in partnership with Accor. Properties feature sustainable technologies (water reuse, solar panels, EV charging) and hold certifications including EDGE, Fitwel, Aqua HQE, and ISO 14001.

Product overview

Setin Incorporadora is a Brazilian real estate developer specializing in medium and high-standard residential and commercial properties in São Paulo since 1979. The company operates multiple product lines including: Alma Brasileira (luxury high-standard line celebrating Brazilian art and design), Smart Home (technology-enabled residential), and Downtown (urban revitalization projects). Their portfolio spans 121 launches with over 22,000 units delivered across 2 million m² built. The company also offers commercial properties and maintains a customer portal with mobile app for buyer engagement.

Differentiator

Problem solved

Functional benefit

Brands

• Alma Brasileira: High-standard residential line inspired by Brazilian culture, art, and design, celebrating national heritage and authenticity.
• Downtown
• Smart Home

Products and services

• Alma Brasileira Product Line High-standard residential product line celebrating Brazilian art, design, and cultural heritage through architecture featuring native materials, textures, and sustainable practices. Targeted at luxury buyers seeking distinctive Brazilian-styled residences in São Paulo's premium neighborhoods.
• Smart Home Product Line Residential product line featuring pre-installed smart home infrastructure including automated blinds, centralized air conditioning, electric vehicle charging infrastructure, and home automation capabilities for technology-oriented buyers.
• Downtown Product Line Residential product line focused on revitalizing downtown São Paulo with mixed-use developments near metro stations. Eight Downtown projects completed contributing to urban requalification of São Paulo's center.
• Downtown Nova República Residential project at Praça da República with 342 studios and apartments of 1, 2, and 3 bedrooms, 19-121m², located 60m from República metro station in central São Paulo. Currently ready for occupancy.
• Prado Paulista Residential project on Rua Pamplona near Avenida Paulista featuring biophilic design with 88-122m² apartments, 1 suite. Construction progress at 93.6%, with expected delivery August 2026 in Bela Vista, São Paulo.
• Biotique Ibirapuera Luxury residential project in Ibirapuera with 3-4 suite apartments of 198-426m² featuring Perkins&Will architecture, biophilic design, and Life Fitness equipment. Construction progress at 94.1%.
• Ibiatã First Alma Brasileira project in Paraíso with 3-4 bedroom apartments of 183-226m² featuring EDGE and Fitwel certifications, 3 pools, and native landscaping. Expected delivery June 2027.
• Teçá Second Alma Brasileira project in Itaim Bibi with 3-suite apartments of 212m² featuring art curation, Aqua HQE certification, and Brazilian modernist design. Expected delivery March 2029.
• Eterno Alma Brasileira Third Alma Brasileira project in Paraíso with 300m² apartments, 4 suites, and duplex options of 588m² featuring Le Arquitetos architecture, official tennis court, and comprehensive wellness amenities.
• CGH Aeroporto Offices Commercial offices near Congonhas Airport with units starting from 31m² for business tenants seeking convenient airport access.
• Midtown Aquidaban Offices Commercial offices in Campinas Centro with units starting from 33m² for businesses and professional tenants.
• Midtown Pacaembu Offices Commercial offices in Pacaembu neighborhood of São Paulo for businesses seeking well-located office space.
• SP/Code Paulista Commercial offices on Paulista avenue with 28-46m² units, located 200m from Paraíso metro station, targeting businesses on São Paulo's main business corridor.
• Hotel Units (Accor Partnership) Hotel units developed in partnership with Accor within mixed-use complexes, operated as Mercure, ibis, and ibis budget brands. Investment offering for buyers seeking hotel-managed units. Total of 34 hotels and 6,600 hotel units developed through this partnership.
• Portal do Cliente Online customer portal for existing buyers enabling bill payments, construction progress tracking, technical assistance requests, and account management throughout the property purchase and ownership lifecycle.
• Setin Cliente Mobile App Mobile application for iOS and Android enabling customers to track construction progress, access bills and documents, and manage their property purchase from their mobile device.

Quantifiable outcome

• 22,000+ units delivered across 121 projects
• +2 more outcomes

Named customers2 records

Segments4 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

Eleven partnerships are on record, tiered core, major and supporting.

• Accor (Mercure, ibis, ibis budget)coreStrategic or Co-development PartnerStrategic partnership established in 1997 to introduce economy hotel brands to Brazil. Setin developed hotel units within mixed-use complexes, with Accor operating Mercure, ibis, and Formule 1 (now ibis budget) hotels. This partnership resulted in 34 hotels and 6,600 hotel units.
• EY (Ernst & Young)coreOthersAnnual financial and accounting audit services to ensure governance standards. Audit conducted following CVM (Comissão de Valores Mobiliários) standards despite company not being publicly traded.
• Avesso Consultoria ESGmajorImplementation/ SI/ Consulting PartnerESG consulting partnership to structure and implement sustainability practices across business operations, involving employees, suppliers, and stakeholders.
• upLexissupportingTechnology or IntegrationData mining technology partner for risk analysis and conflict of interest identification. Helps automate due diligence processes and reduce fraud.
• UAI Legal TechsupportingTechnology or IntegrationLegal technology platform for contract management, procurement transparency, and automated document verification. Assisted in remodeling real estate purchase contracts with visual law techniques.
• PortDatasupportingTechnology or IntegrationTechnology partner for AI-powered legal and technical analysis of new land opportunities, optimizing viability assessment at the start of due diligence processes.
• ConstruidemajorStrategic or Co-development PartnerNGO partnership for social housing initiatives. Setin became official sponsor in 2023, with employees participating in construction volunteer programs throughout the year.
• RPMA ComunicaçãosupportingGTM or Marketing PartnerPress relations agency handling media inquiries and communications for Setin. Contact: [email protected]
• ID360 (Hubid)supportingTechnology or IntegrationDigital marketing agency providing website analytics and customer journey mapping through Hubid platform, tracking user navigation and preferences.
• Lopes São PaulosupportingChannel Partner/ Reseller/ DistributorReal estate brokerage partnership for Teçá project intermediation services.
• Trisul VendassupportingChannel Partner/ Reseller/ DistributorReal estate consulting partnership for Eterno Alma Brasileira project intermediation.

Scale indicators10 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• Trisul: São Paulo-based residential developer (B3: TRIS3) with a focus on mid-to-high-end apartments in established neighborhoods. Already a channel partner for Setin (Trisul Vendas for Eterno Alma Brasileira), making the comparison direct on geography and product.
• EZTec: São Paulo-focused real estate developer (B3: EZTC3) known for high-standard residential in premium neighborhoods. Closely comparable to Setin on geography, product positioning, and target customer (upper-middle to luxury São Paulo buyers).
• Tecnisa: São Paulo-focused residential developer (B3: TCSA3) with a portfolio in established neighborhoods. Direct competitor to Setin in mid-to-high-end apartments targeting similar São Paulo customer segments.
• Gafisa: São Paulo-based residential developer (B3: GFSA3) with a portfolio spanning mid-to-high-end apartments in prime neighborhoods. Direct competitor to Setin on geography and customer segment.
• JHSF: Brazilian luxury real estate developer (B3: JHSF3) operating in São Paulo's high-end segment with mixed-use and hospitality components (hotels, retail). Comparable to Setin's premium positioning and mixed-use-with-hotels strategy, though at a higher luxury tier.
• Cyrela Brazil Realty: One of Brazil's largest residential developers, publicly listed (B3: CYRE3), with strong São Paulo presence and a multi-brand portfolio. Directly comparable to Setin as a mid-to-high-end São Paulo developer with similar customer segments and product categories.
• Even Construtora: Brazilian residential developer (B3: EVEN3) with strong São Paulo operations and a multi-segment portfolio. Comparable to Setin on product mix (mid-to-high-end residential) and primary geography.

Broad incumbents

• MRV Engenharia: Largest residential developer in Latin America (B3: MRVE3), operating nationally across all income segments. Comparable to Setin as a major Brazilian residential developer, though MRV's scale and entry-level focus put it in a broader incumbent role.
• Cury Construtora: Major Brazilian residential developer (B3: CURY3) with national operations primarily in the affordable and mid-income segments. Comparable to Setin as a major Brazilian residential developer, though Cury focuses on volume rather than premium positioning.
• Direcional Engenharia: National Brazilian residential developer (B3: DIRR3) with a focus on the Minha Casa Minha Vida (MCMV) affordable housing segment. Comparable to Setin on geography (Brazil) and product category (residential development), though at a different price tier.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/setinoficial
• Facebookfacebook.com/SetinIncorporadora
• LinkedInlinkedin.com/company/setinincorporadora

Compliance4 records

Revenue estimate

Valuation estimate

Number of profiles

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Setin Incorporadora