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institucional",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FSlider_RT_Colombia_2026_7_27_09_54_56_1785156896.webp","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FCover_RT_Colombia_2026_7_27_09_54_56_1785156896.webp","2026-07-27T00:00:00.000Z","GRI Institute","2026-07-27T09:54:56.000Z","2026-07-27T10:09:52.000Z",[1459],{"id":1460,"newsId":1447,"languageId":5,"title":1461,"subtitle":1462,"content":1463,"summary":978,"takeaways":1464,"seoTagConversionId":8,"seoTag":8,"seoTitle":1465,"seoKeywords":1466,"seoDescription":1462,"seoAbstract":8,"seoImage":1467,"createdAt":1468,"updatedAt":1469,"language":1470},5068,"El retrofit gana tracción en Bogotá, pero aún adolece de capital institucional ","La regulación y los incentivos avanzan, pero la incertidumbre de costos y la inseguridad jurídica frenan mayores aportaciones en el sector ","La discusión sobre la descarbonización del entorno construido en América Latina suele orbitar en torno a las nuevas edificaciones. Bogotá, sin embargo, comienza a reposicionar el debate indicando que la mayor oportunidad para la mitigación de emisiones, el ahorro de agua y la plusvalía de los activos reside en los inmuebles existentes. Este fue el tema central de un encuentro organizado por el \u003Cspan class=\"company-profile-link\" data-id=\"1\">\u003Cspan class=\"company-profile-link\" data-id=\"20971\">GRI Institute\u003C\u002Fspan>\u003C\u002Fspan> en alianza con la \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Finfrastructure\u002Fcompany-profile\u002Fifc-international-finance-corporation-brazil_17\" target=\"_blank\">IFC (Corporación Financiera Internacional)\u003C\u002Fa> el pasado miércoles (22), con la participación de representantes del sector público, administradores de fondos inmobiliarios, propietarios de activos, asociaciones gremiales y organismos multilaterales.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEl punto de partida es un diagnóstico robusto. La herramienta APEX (Advanced Practices for Environmental Excellence in Cities), desarrollada por la IFC, mapeó 38 medidas de inversión climática en cuatro sectores (entorno construido, energía, transporte, gestión de residuos y agua) con un potencial acumulado de 98.34 billones de pesos colombianos a lo largo de diez años. En el segmento de edificios privados, el acondicionamiento energético de construcciones existentes figura como la línea de mayor volumen: 5.96 billones de pesos, con un impacto estimado del 3.2% en la reducción de gases de efecto invernadero en la ciudad.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cstrong>\u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fevent\u002Fandean-central-america-gri-2026_5321\" target=\"_blank\">Andean & Central America GRI 2026, en Bogotá. Conozca más.\u003C\u002Fa>\u003C\u002Fstrong>\r\n\u003Ch2>La urgencia climática como catalizador\u003C\u002Fh2>\r\nBogotá no debate el retrofit como un ejercicio teórico. La administración distrital ha enfrentado, durante los últimos dos años y medio, una seguidilla de crisis climáticas que convirtió la resiliencia del parque inmobiliario en una prioridad de gobernanza. El fenómeno de El Niño que inauguró la gestión actual provocó incendios forestales, un racionamiento prolongado de agua y cuatro alertas ambientales por calidad del aire, con un impacto directo en enfermedades cardiovasculares y respiratorias en la zona suroccidental de la ciudad, donde justamente se concentran las mayores vulnerabilidades sociales.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nAhora, el anuncio de un nuevo fenómeno de El Niño, potencialmente el más intenso desde 1920, añade el riesgo energético a la ecuación. La combinación de sequía estacional con eventos extremos más frecuentes e intensos acorta el margen de acción. El programa Bogotá Construcción Sostenible, con más de una década de trayectoria, ha impactado 48 proyectos, sumando 2.42 millones de metros cuadrados construidos y alcanzando reducciones del 40% en agua y del 30% en energía. El reto actual es de velocidad y escala.\r\n\u003Ch2>Lo que el sector público ya puso sobre la mesa\u003C\u002Fh2>\r\nTres secretarías distritales (Ambiente, Hábitat y Planeación) trabajan de manera articulada en un marco de incentivos que combina obligaciones y estímulos. El Decreto 582, incorporado al decreto único de ordenamiento territorial, establece medidas obligatorias de urbanismo sostenible para edificaciones nuevas. El Decreto 676, calificado como "la joya de la corona" de la reglamentación urbanística, otorga incentivos en diferentes tratamientos urbanos (renovación urbana, consolidación, desarrollo) a cambio de medidas ambientales, destrabando cuellos de botella en la expedición de licencias que frenaban la dinámica inmobiliaria.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPara los edificios existentes, se encuentra en elaboración la normativa ECOS, proyectada para su implementación en 2027. La estructuración involucra a la Secretaría de Hacienda debido a que la administración identificó que, sin incentivos tributarios -como descuentos en el impuesto predial-, difícilmente los propietarios de inmuebles residenciales, copropiedades y centros comerciales se movilizarán para implementar medidas ambientales. La calibración se realiza por tipología: una vivienda unifamiliar tiene una capacidad de intervención muy distinta a la de un conjunto residencial de gran escala o un edificio comercial.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn el ámbito habitacional, tres programas operan con componentes de sostenibilidad. El primero reduce hasta en un 35% la cuota del crédito hipotecario durante cuatro años y otorga dos subsidios adicionales (coberturas) a proyectos con especificaciones de construcción sostenible. El segundo prioriza a las familias ubicadas en polígonos de revitalización cercanos a estaciones de metro, TransMilenio o cables aéreos. El tercero, enfocado en el mejoramiento de viviendas existentes, incorpora kits de reúso de aguas pluviales financiados con fondos ambientales, logrando reducciones del 45% en el consumo de sanitarios, 50% en duchas y un 50% de aprovechamiento general de agua en las unidades beneficiadas.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nAsimismo, destaca el programa de comunidades energéticas, con paneles solares instalados en equipamientos públicos cuyo excedente se redirecciona a cerca de dos mil hogares en cinco localidades, con un potencial de ahorro de hasta el 50% en la factura de energía. El financiamiento proviene del mecanismo de Obras por Impuestos, liderado por las secretarías de Hacienda y Planeación.\r\n\u003Ch2>Lo que el capital privado requiere para ingresar\u003C\u002Fh2>\r\nSe consideran prioritarias cuatro condiciones:\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn primer lugar, la consolidación de un inventario compartido (público-privado) de oportunidades, que detalle qué edificios existentes cuentan con potencial de acondicionamiento, dónde se ubican, cuáles son sus usos actuales y qué posibilidades de reconversión ofrecen. Sin este pipeline estructurado, los administradores de fondos no pueden dar inicio a los análisis de viabilidad. Las oportunidades mapeadas abarcan la reconversión de oficinas hacia formatos híbridos y flexibles, la reposición de centros comerciales tradicionales y la reutilización de inmuebles para multifamily, co-living y residencias estudiantiles.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn segundo lugar, la certeza jurídica. Licencias de construcción para remodelación, cambios de uso del suelo, desenglobe de nuevos folios de matrícula inmobiliaria derivados de reconversiones, cargas urbanísticas: cada punto indeterminado constituye un riesgo que el comité de inversiones de un fondo institucional no está dispuesto a asumir. Un gestor con 11 años de trayectoria en un proyecto de gran escala de renovación urbana en la ciudad señala que el vehículo más reciente que estructuró, de perfil institucional, tolera riesgos constructivos y comerciales, pero no acepta el riesgo regulatorio. Las aportaciones solo se efectúan tras la obtención firme de las licencias.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn tercer lugar, la incorporación del valor del acondicionamiento sostenible en los avalúos comerciales del activo. En la actualidad, un avalúo estándar no captura el valor agregado por medidas de eficiencia energética e hídrica. Mientras persista este desfase en la valuación, el retrofit continuará siendo percibido como un costo y no como una inversión.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn cuarto lugar, mecanismos de financiamiento innovadores que disminuyan la necesidad de CAPEX inicial. El estudio APEX\u002FIFC identificó tres instrumentos con potencial para Bogotá: financiamiento vinculado al predio (donde la deuda de la remodelación se vincula al inmueble y no al propietario, modelo consolidado en EE. UU. y Australia pero sin precedentes aún en América Latina); financiamiento mediante la factura de servicios públicos (modelo ya aplicado en Medellín por una empresa de servicios que financia el acondicionamiento energético de activos comerciales y recupera la inversión en la cuenta de energía); y contratos de desempeño energético (EPC) con empresas de servicios energéticos (ESCOs), un esquema maduro en México y Chile con amplio potencial en Colombia.\r\n\u003Ch2>¿Greenfield o retrofit?\u003C\u002Fh2>\r\nUn administrador de fondos enfocado en inversión inmobiliaria describe la dinámica interna para la toma de decisiones: frente a 100 pesos por asignar, el comité de inversiones opta invariablemente por la ruta más predecible. En un proyecto greenfield, la empresa constructora socia presenta un presupuesto con un margen de variación conocido. En un retrofit, la incertidumbre sobre los costos es abierta: puede resultar muy costoso o muy económico, y nadie lo sabe con certeza de antemano. Para un inversionista conservador, perfil característico del sector inmobiliario institucional, esta asimetría de información resulta determinante.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nOtro fondo, con 16 años de trayectoria y un portafolio de activos estabilizados, señala que a lo largo de su operación no ha ejecutado ninguna transacción de renovación, y en los últimos cinco años ha recibido a lo sumo dos propuestas bajo esta línea. El mercado de renovación y retrofit requiere mayor sinergia, mejor comunicación y, sobre todo, propuestas estructuradas que lleguen a los fondos en un formato sujeto de inversión (investable).\r\n\u003Ch2>El portafolio público como punto de partida\u003C\u002Fh2>\r\nLa Secretaría de Ambiente presenta más de 100 edificaciones públicas, de las cuales 15 ya disponen de estudios de factibilidad, 5 cuentan con análisis de efectividad y 10 tienen prediseños fotovoltaicos, conformando un portafolio inicial valorado en aproximadamente 13 millones de dólares. La propuesta es utilizar este portafolio como plan piloto para evaluar esquemas contractuales y financieros, con métricas de desempeño definidas desde el inicio.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nLa agenda conjunta sugerida consta de cuatro etapas: priorizar medidas y tipologías de edificios con mejores condiciones técnico-financieras; seleccionar proyectos piloto del portafolio existente; estructurar mecanismos contractuales y financieros para dichos pilotos; y medir los resultados para reinvertir los ahorros y viabilizar su escalabilidad.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nParalelamente, la Secretaría del Hábitat avanza en el desarrollo de una herramienta digital para identificar inmuebles con potencial de reutilización para Vivienda de Interés Social (VIS), mientras que la Secretaría de Planeación señala el proyecto estratégico de Sibaté (SIVO) como una zona de alto potencial gracias a su vacancia industrial, grandes lotes, ubicación central y la convergencia de incentivos regulatorios.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nColombia ya ha demostrado en el segmento de edificaciones nuevas que la combinación de regulación obligatoria, incentivos bancarios y el compromiso del sector privado puede generar resultados de impacto mundial. El país cuenta con 30 millones de metros cuadrados certificados bajo el sello EDGE, lo que representa cerca del 20% del total global.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEl reto actual consiste en replicar esta lógica en los edificios existentes, donde la complejidad es superior, los mecanismos financieros están menos probados y la incertidumbre en los costos ahuyenta al capital institucional.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nLo que aún falta es un pipeline estructurado y accesible, claridad jurídica sobre la reconversión de uso y matrículas inmobiliarias, la correcta valuación del atributo sostenible en los avalúos y proyectos piloto concretos que comprueben su viabilidad. La ventana de oportunidad está abierta, pero la urgencia climática no permitirá que permanezca así indefinidamente.","\u003Cul>\r\n\t\u003Cli>La Corporación Financiera Internacional (IFC) mapeó 38 medidas de inversión climática en cuatro sectores (entorno construido, energía, transporte, gestión de residuos y agua) con un potencial agregado de 98.34 billones de pesos colombianos a lo largo de diez años. \u003C\u002Fli>\r\n\t\u003Cli>El programa Bogotá Construcción Sostenible, con más de una década de operación, ha impactado 48 proyectos, sumando 2.42 millones de metros cuadrados construidos, con reducciones del 40% en consumo de agua y del 30% en energía. \u003C\u002Fli>\r\n\t\u003Cli>Colombia ya demostró, en el segmento de edificaciones nuevas, que la combinación de regulación obligatoria, incentivos bancarios y el involucramiento del sector privado puede generar resultados de escala global. El desafío ahora radica en replicar esta lógica en los edificios existentes, donde la complejidad es mayor. \u003C\u002Fli>\r\n\u003C\u002Ful>\r\n","El retrofit gana tracción en Bogotá","modernización, incentivos fiscales, seguridad jurídica, sostenibilidad","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FHub_Social_RT_Colombia_2026_7_27_10_03_36_1785157416.jpg","2026-07-27T09:58:17.000Z","2026-07-27T10:04:08.000Z",{"code":23},{"id":25,"color":27,"translations":1472},[1473,1475,1477],{"title":26,"slug":30,"language":1474},{"code":13},{"title":37,"slug":38,"language":1476},{"code":18},{"title":33,"slug":34,"language":1478},{"code":23},[1480],{"id":97,"label":1029,"translations":1481},[1482,1484,1486],{"label":1029,"slug":1040,"language":1483},{"code":13},{"label":1043,"slug":1044,"language":1485},{"code":18},{"label":1047,"slug":1048,"language":1487},{"code":23},[1489],{"name":233,"enName":233,"ptName":1490,"iso2":1491},"Colômbia","CO",[1493],{"name":1494,"slug":1495,"image":1496,"order":115},"Henrique Cisman","henrique-cisman","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews_author\u002FHenrique_Marcal_Cisman_GRI_Institute_Profile_PIC_2025_11_04_11_31_12_1762266672.jpg",{"es":1498},"\u002Fmercado-inmobiliario\u002Fel-retrofit-gana-traccion-en-bogota-pero-aun-adolece-de-capital-institucional",[1500,1501,1502,1503,1504,1505],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]