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Perú",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002Fgovernance-suelo-urbanizable-peru-estrategia-inmobiliaria.webp","2026-04-30T00:00:00.000Z","2026-04-30T09:06:35.000Z",[1456],{"id":1457,"newsId":1447,"languageId":5,"title":1450,"subtitle":1458,"content":1459,"summary":1460,"takeaways":1461,"seoTagConversionId":8,"seoTag":8,"seoTitle":1462,"seoKeywords":1463,"seoDescription":1464,"seoAbstract":8,"seoImage":1465,"createdAt":1466,"updatedAt":8,"language":1467},4376,"La governance corporativa e institucional, antes que el capital, determina el acceso al recurso más escaso del pipeline inmobiliario peruano: el suelo urbanizable.","\u003Ch2>El capital necesita leer la governance antes del pipeline\u003C\u002Fh2>\n\u003Cp>Perú cerró 2025 con una señal inequívoca de dinamismo inmobiliario. Según la Confederación de Desarrolladores Inmobiliarios del Perú (CODIP), Lima Metropolitana comercializó 24,713 viviendas, con una facturación superior a S\u002F 11,000 millones y un crecimiento interanual del 19%. Las proyecciones para 2026, respaldadas por Nexo Inmobiliario e Infobae, anticipan un crecimiento sostenido de entre 6% y 8% en ventas inmobiliarias, impulsado por proyectos en Lima Moderna y Lima Centro.\u003C\u002Fp>\n\u003Cp>Sin embargo, las cifras de absorción y facturación cuentan solo la mitad de la historia. Para el inversor institucional y el desarrollador de escala, la pregunta operativa central no es cuánta demanda existe, sino cuánto suelo urbanizable puede efectivamente incorporarse al pipeline de desarrollo. Y esa respuesta, en Perú, depende menos de variables financieras y más de una lectura precisa del entorno político-institucional.\u003C\u002Fp>\n\u003Cp>La tesis que sostiene este análisis es directa: en un mercado donde la incertidumbre política persiste y la regulación del suelo se fragmenta entre niveles de gobierno, el capital político-institucional de las empresas es la variable que determina la velocidad y viabilidad de los proyectos. Perfiles como José Haya de la Torre en Aenza y Luciana Caravedo en Cálidda representan un tipo de liderazgo que trasciende la gestión operativa para convertirse en el puente entre el sector privado y las estructuras de governance que regulan el acceso al suelo y la infraestructura.\u003C\u002Fp>\n\u003Ch2>¿Por qué la governance institucional es el verdadero cuello de botella del mercado inmobiliario peruano?\u003C\u002Fh2>\n\u003Cp>El marco regulatorio peruano ha experimentado una transformación relevante con la entrada en vigor de la Ley N° 32441 y el Decreto Legislativo 1712. Esta legislación renueva el ecosistema de Asociaciones Público-Privadas (APP), fortaleciendo las competencias de ProInversión y del Ministerio de Economía y Finanzas (MEF). En términos prácticos, esto significa que la viabilidad de proyectos de infraestructura y desarrollo urbano pasa cada vez más por la capacidad de las empresas para articular relaciones institucionales sólidas con los organismos que definen zonificación, habilitación urbana y adjudicación de concesiones.\u003C\u002Fp>\n\u003Cp>ProInversión promueve actualmente 116 proyectos de APP por aproximadamente US$ 70,000 millones para el periodo 2025-2026, con 46 proyectos por US$ 8,200 millones programados para adjudicación en 2026. Este volumen de pipeline público confirma que el Estado peruano apuesta por la inversión privada como motor de desarrollo urbano e infraestructura. Pero el dato más significativo para el análisis estratégico no es el monto global, sino la capacidad de cada actor privado para navegar el proceso de adjudicación y ejecución en un contexto político volátil.\u003C\u002Fp>\n\u003Cp>Munir Jalil, economista jefe para la Región Andina en BTG Pactual, ha señalado que la incertidumbre política actual en la región requiere un fuerte capital institucional corporativo para mantener el flujo de inversiones y evitar revisiones a la baja. Esta observación aplica con particular fuerza al caso peruano, donde la rotación de autoridades municipales y regionales introduce discontinuidades regulatorias que afectan directamente la disponibilidad de suelo urbanizable.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>El suelo urbanizable en Perú no es un recurso que se descubre; es un recurso que se construye políticamente.\u003C\u002Fstrong> La habilitación urbana depende de decisiones de zonificación municipal, de la articulación con planes de desarrollo metropolitano y del alineamiento entre niveles de gobierno. Sin capacidad de interlocución institucional, un desarrollador puede tener capital, demanda y diseño, pero carecer del insumo fundamental: terreno habilitado.\u003C\u002Fp>\n\u003Ch2>¿Qué tipo de liderazgo corporativo destraba el pipeline de suelo en un entorno de incertidumbre?\u003C\u002Fh2>\n\u003Cp>La respuesta se encuentra en la evolución de los perfiles ejecutivos que lideran las empresas más activas del mercado peruano.\u003C\u002Fp>\n\u003Cp>Aenza, reconfigurada como concesionaria pura y actor clave en infraestructura, facturó US$ 525 millones en 2025, con un crecimiento del 13%, según datos de GRI Institute. La transformación de Aenza de conglomerado diversificado a concesionaria especializada refleja una decisión estratégica que prioriza la capacidad de relacionamiento con el Estado como ventaja competitiva central. En este contexto, el perfil de José Haya de la Torre, vinculado a la gestión de asuntos públicos y governance corporativa, adquiere una relevancia que excede la función tradicional de relaciones institucionales. Se convierte en un activo estratégico que permite a la compañía anticipar cambios regulatorios, gestionar licencias sociales y sostener la continuidad de proyectos a lo largo de ciclos políticos.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>El capital institucional no es un complemento de la estrategia de inversión; es su condición de posibilidad en mercados donde la regulación del suelo depende de decisiones políticas fragmentadas.\u003C\u002Fstrong>\u003C\u002Fp>\n\u003Cp>En el ámbito de infraestructura de servicios, Cálidda ejecuta un plan de inversión para expandir su red a 20,000 kilómetros, un despliegue que exige articulación constante con municipalidades, reguladores sectoriales y comunidades. Luciana Caravedo, vinculada al liderazgo en sostenibilidad de la empresa, representa un perfil que integra la licencia social con la estrategia de expansión territorial. La capacidad de una empresa de servicios para extender su red define, en la práctica, la viabilidad de nuevos desarrollos inmobiliarios en zonas de expansión urbana. Sin infraestructura de gas, agua o conectividad, el suelo zonificado permanece como activo latente.\u003C\u002Fp>\n\u003Cp>Urbanova ofrece otro caso de lectura integrada entre governance y estrategia urbana. Con más de 170,000 m² en oficinas prime y una vacancia inferior al promedio del mercado, según datos registrados por GRI Institute, Urbanova demuestra que la estrategia urbana exitosa en Lima combina selección de localización, diseño de producto y, de forma determinante, capacidad de articulación con los marcos de planificación urbana que definen el uso del suelo.\u003C\u002Fp>\n\u003Ch2>¿Cómo deben los inversores regionales incorporar el análisis de governance en su due diligence?\u003C\u002Fh2>\n\u003Cp>Para el capital latinoamericano que evalúa oportunidades en Perú, la lección estratégica es clara. El análisis financiero tradicional, centrado en tasas de capitalización, costos de construcción y proyecciones de absorción, resulta insuficiente sin una evaluación rigurosa del entorno de governance.\u003C\u002Fp>\n\u003Cp>Tres dimensiones requieren atención prioritaria en el due diligence:\u003C\u002Fp>\n\u003Cp>\u003Cstrong>Primero, la estabilidad del marco de zonificación municipal.\u003C\u002Fstrong> Los cambios de administración local pueden alterar planes de desarrollo urbano, reclasificar suelo o paralizar procesos de habilitación. El inversor debe mapear el ciclo político municipal y evaluar la resiliencia de los permisos obtenidos frente a transiciones de gobierno.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>Segundo, la fortaleza del capital institucional del socio operador.\u003C\u002Fstrong> En un mercado donde 116 proyectos de APP por US$ 70,000 millones requieren articulación público-privada sostenida, la capacidad de governance del socio local determina la probabilidad de ejecución exitosa. Perfiles con trayectoria en asuntos públicos y licencia social aportan un valor que no se refleja en los estados financieros pero que define el resultado de la inversión.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>Tercero, la conectividad entre infraestructura de servicios y desarrollo inmobiliario.\u003C\u002Fstrong> La expansión de redes como la de Cálidda o la inversión en infraestructura vial y de transporte impulsada por ProInversión no son eventos paralelos al mercado inmobiliario. Son precondiciones que habilitan la valorización del suelo.\u003C\u002Fp>\n\u003Cp>\u003Cstrong>La governance no es un riesgo que se mitiga; es una variable de inversión que se gestiona activamente.\u003C\u002Fstrong> Los actores que dominan esta lectura, como lo demuestran los casos de Aenza, Cálidda y Urbanova, son quienes capturan las oportunidades antes de que aparezcan en los reportes de mercado.\u003C\u002Fp>\n\u003Ch2>La governance andina como variable de inversión regional\u003C\u002Fh2>\n\u003Cp>El caso peruano no es excepcional en la región andina. La dinámica entre governance político-institucional y acceso al suelo urbanizable se replica, con variantes, en Colombia, Chile y otros mercados donde GRI Institute facilita el diálogo entre líderes del sector. Los encuentros de la comunidad GRI en América Latina han evidenciado de forma recurrente que los proyectos de mayor complejidad regulatoria son, precisamente, los que generan mayor valor cuando se ejecutan con el capital institucional adecuado.\u003C\u002Fp>\n\u003Cp>Para Perú, el mensaje es específico pero extrapolable. Un mercado que crece al 19% interanual en ventas inmobiliarias y que proyecta US$ 8,200 millones en adjudicaciones de APP durante 2026 ofrece oportunidades de escala significativa. Pero el acceso a esas oportunidades exige una competencia que no se compra en el mercado de capitales: la capacidad de leer, construir y sostener relaciones de governance que desbloqueen el recurso más escaso del desarrollo urbano.\u003C\u002Fp>\n\u003Cp>El suelo no espera al capital. El suelo espera a quien entienda la governance que lo habilita.\u003C\u002Fp>\n","El artículo sostiene que en el mercado inmobiliario peruano la governance político-institucional, más que el capital financiero, define el acceso al suelo urbanizable. Pese al dinamismo —24,713 viviendas vendidas en Lima en 2025 y S\u002F 11,000 millones facturados—, la fragmentación regulatoria entre niveles de gobierno y la volatilidad política convierten la interlocución institucional en la ventaja competitiva decisiva.\n\nEmpresas como Aenza, Cálidda y Urbanova ilustran cómo liderazgos orientados a asuntos públicos y licencia social desbloquean pipeline donde otros actores no pueden. Con 116 proyectos APP por US$ 70,000 millones en cartera, los inversores deben integrar el análisis de governance como variable central de inversión.","\u003Cul>\n\u003Cli>En Perú, el suelo urbanizable no se descubre sino que se construye políticamente mediante decisiones de zonificación y articulación entre niveles de gobierno.\u003C\u002Fli>\n\u003Cli>El capital institucional corporativo —no el financiero— determina la velocidad y viabilidad de los proyectos inmobiliarios.\u003C\u002Fli>\n\u003Cli>ProInversión promueve 116 proyectos APP por ~US$ 70,000 millones; 46 proyectos por US$ 8,200 millones se adjudicarán en 2026.\u003C\u002Fli>\n\u003Cli>Lima comercializó 24,713 viviendas en 2025 con crecimiento interanual del 19%.\u003C\u002Fli>\n\u003Cli>La due diligence debe incorporar estabilidad de zonificación municipal, capital institucional del socio operador y conectividad con infraestructura de servicios.\u003C\u002Fli>\n\u003C\u002Ful>\n","Governance y suelo urbanizable en Perú: análisis","jose haya de la torre, luciana caravedo, munir jalil, estrategia urbana","Análisis estratégico sobre cómo la governance político-institucional define el acceso al suelo urbanizable en Perú y por qué perfiles como José Haya de la Torre y Luciana Caravedo son clave para destrabar el pipeline inmobiliario.","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002Fgovernance-suelo-urbanizable-peru-estrategia-inmobiliaria-seo.jpg","2026-04-30T09:06:36.000Z",{"code":23},{"id":25,"color":27,"translations":1469},[1470,1472,1474],{"title":26,"slug":30,"language":1471},{"code":13},{"title":37,"slug":38,"language":1473},{"code":18},{"title":33,"slug":34,"language":1475},{"code":23},[1477,1485,1493],{"id":47,"label":1297,"translations":1478},[1479,1481,1483],{"label":1297,"slug":1308,"language":1480},{"code":13},{"label":1311,"slug":1312,"language":1482},{"code":18},{"label":1315,"slug":1316,"language":1484},{"code":23},{"id":65,"label":1231,"translations":1486},[1487,1489,1491],{"label":1231,"slug":1242,"language":1488},{"code":13},{"label":1245,"slug":1246,"language":1490},{"code":18},{"label":1249,"slug":1250,"language":1492},{"code":23},{"id":93,"label":1253,"translations":1494},[1495,1497,1499],{"label":1253,"slug":1264,"language":1496},{"code":13},{"label":1267,"slug":1268,"language":1498},{"code":18},{"label":1271,"slug":1272,"language":1500},{"code":23},[1502,1504,1506,1509,1511],{"name":82,"enName":82,"ptName":82,"iso2":1503},"AR",{"name":220,"enName":220,"ptName":220,"iso2":1505},"CL",{"name":233,"enName":233,"ptName":1507,"iso2":1508},"Colômbia","CO",{"name":567,"enName":567,"ptName":567,"iso2":1510},"MX",{"name":676,"enName":676,"ptName":676,"iso2":1512},"PE",[1514],{"name":1515,"slug":1516,"image":8,"order":115},"GRI Institute","gri-institute",{"es":1518},"\u002Fmercado-inmobiliario\u002Fgovernance-suelo-urbanizable-peru-estrategia-inmobiliaria",[1520,1521,1522,1523,1524,1525],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]