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",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F00_Multifamily_en_Peru_Unsplash_Slider_2026_5_28_16_44_38_1779997478.webp","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F00_Multifamily_en_Peru_Unsplash_Cover_2026_5_28_16_44_38_1779997478.webp","2026-05-28T00:00:00.000Z","Unsplash","2026-06-06T00:00:00.000Z",442,"2026-05-28T16:44:38.000Z","2026-05-28T17:00:34.000Z",[1461],{"id":1462,"newsId":1447,"languageId":5,"title":1450,"subtitle":1463,"content":1464,"summary":978,"takeaways":1465,"seoTagConversionId":8,"seoTag":8,"seoTitle":1450,"seoKeywords":978,"seoDescription":1466,"seoAbstract":8,"seoImage":1467,"createdAt":1468,"updatedAt":1469,"language":1470},4601,"El segmento carece de incentivos regulatorios, líneas de financiamiento e historial operativo, pero empieza a salir del papel","El Perú reúne todos los ingredientes demográficos para convertirse en uno de los mercados residenciales institucionales más relevantes de América Latina. El déficit habitacional es calificado como "enorme" por los actores locales, en una capital que concentra a un tercio de la población nacional, aporta el 55% del PIB y cuenta con un stock de unidades terminadas para la venta en niveles saludables. A pesar de ello, el segmento de multifamily se mantiene en una etapa embrionaria, frenado por factores como una tributación punitiva, un sistema financiero que evita lo desconocido y una inestabilidad política crónica.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEl primer proyecto institucional del país se encuentra en construcción y su entrega está programada para diciembre de 2026. Este artículo examina qué señala este hito y qué hace falta aún para que el mercado logre institucionalizarse definitivamente.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fevent\u002Fgri-residential-peru-2026_5335\" target=\"_blank\">\u003Cstrong>Más información: GRI Residential Peru 2026\u003C\u002Fstrong>\u003C\u002Fa>\r\n\u003Ch2>El desafío de valuar lo que nunca ha existido\u003C\u002Fh2>\r\nEl mercado residencial peruano opera, hasta el momento, bajo una lógica exclusivamente transaccional. El concepto de retener un activo residencial para la generación de rentas -premisa básica de la tesis de multifamily- es, para la gran mayoría de los agentes financieros locales, una abstracción sin respaldo empírico. No existen tasas de capitalización (cap rates) de referencia, no hay un historial de ocupación institucional ni se cuenta con comparables de mercado.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEsta falta de referencias produce un efecto dominó que paralisa a toda la cadena. Los bancos locales se niegan a financiar lo que no pueden modelar. Los inversionistas institucionales no asignan capital a una clase de activo que no tiene un benchmark. Las aseguradoras y los fondos de pensiones, que en mercados más maduros de la región ya operan con una exposición relevante en este segmento, en el Perú todavía lo observan a la distancia.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEl resultado es una paradoja que define la etapa actual: para que el multifamily se institucionalice, se requiere que haya proyectos en operación que generen datos; pero para que los proyectos salgan del papel, se necesita capital institucional dispuesto a apostar sin la existencia de esos datos. Alguien tiene que dar el primer paso.\r\n\u003Ch3>El proyecto pionero\u003C\u002Fh3>\r\nEse alguien ya avanzó. El primer desarrollo de multifamily institucional en el Perú está en construcción y prevé su entrega para diciembre de 2026, a cargo de \u003Cspan class=\"company-profile-link\" data-id=\"1268\">\u003Cspan class=\"company-profile-link\" data-id=\"24473\">Pionero Grupo Inmobiliario\u003C\u002Fspan>\u003C\u002Fspan>. Cuenta con 333 unidades residenciales, cinco niveles de estacionamiento y un componente de uso mixto que incluye un supermercado con 5 mil metros cuadrados de área rentable bruta integrado al complejo.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nLa estructura de financiamiento refleja, por sí sola, las limitaciones del mercado. Ante la negativa de la banca comercial para financiar un activo sin precedentes locales, la desarrolladora recurrió a una alianza directa con una compañía de seguros. Se trata de una solución pragmática, pero evidencia la fragilidad del ecosistema financiero peruano para sostener el crecimiento del multifamily.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nLa expectativa de estabilización del desarrollo es de hasta tres años, un plazo más prolongado que el observado en otros mercados latinoamericanos donde el multifamily ya alcanzó la madurez. Este horizonte extendido refleja no solo la novedad del producto para el consumidor peruano, sino también la necesidad de educar al mercado sobre el concepto de arrendamiento institucional: contratos estandarizados, administración profesional, amenidades integradas y previsibilidad operativa.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cimg alt=\"\" src=\"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Ffiles\u002F01_Multifamily_en_Peru_GRI_Body_2026_5_28_19_42_03_1779997323.webp\" style=\"width:100%\" \u002F>\r\n\u003Cdiv style=\"text-align:center\">\u003Cspan style=\"font-size:12px\">Ejecutivos debatieron sobre la propiedad de viviendas multifamiliares en América Latina en un evento del Instituto GRI en Nueva York (Imagen: \u003Cspan class=\"company-profile-link\" data-id=\"1\">\u003Cspan class=\"company-profile-link\" data-id=\"20971\">GRI Institute\u003C\u002Fspan>\u003C\u002Fspan>)\u003C\u002Fspan>\u003C\u002Fdiv>\r\n\u003Cbr \u002F>\r\nAl menos otros dos operadores ya cuentan con activos en operación o en fase de lanzamiento en el país. El volumen total de unidades institucionales, sin embargo, sigue sendo marginal; es decir, insuficiente para configurar un mercado, pero suficiente para señalar que la tesis de inversión se está probando con capital real.\r\n\u003Ch2>La tributación como barrera estructural para la formalización\u003C\u002Fh2>\r\nEl Perú aplica un Impuesto General a las Ventas (IGV) del 18% sobre los operadores formales de alquiler residencial. En la práctica, cualquier empresa que decida operar un activo de multifamily de manera institucional enfrenta una carga tributaria que simplemente no se aplica al propietario individual que alquila su inmueble en el mercado informal.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEsta asimetría es devastadora. El operador institucional, que en teoría ofrece un producto superior con administración profesional, mantenimiento preventivo y certeza jurídica para el arrendatario, compite en desventaja de costos frente al mercado informal. El resultado previsible é que la informalidad prevalece y el capital institucional encuentra pocos justificantes económicos para ingresar.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEsta situación no é una peculiaridad peruana, ya que otros mercados de la región enfrentaron barreras impositivas similares. La diferencia radica en la capacidad de articulación política para impulsar cambios, y es precisamente en este punto donde el Perú encuentra su segundo gran obstáculo.\r\n\u003Ch3>Ocho presidentes en diez años\u003C\u002Fh3>\r\nEl escenario político peruano desafía cualquier intento de planificación a mediano plazo. Con ocho presidentes en los últimos diez años, la continuidad de las políticas públicas es, en la práctica, inexistente. El último mandato completo concluyó en julio de 2016. Cada nuevo gobierno trae consigo un equipo diferente en el Ministerio de Economía, nuevos interlocutores, nuevas prioridades y, con frecuencia, ninguna memoria institucional sobre las conversaciones previas.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPara el sector privado, esto convierte a la promoción regulatoria (advocacy) en un mito de Sísifo (empujar la piedra cuesta arriba para verla caer después). Las asociaciones gremiales estructuran propuestas para la eliminación o reducción del impuesto al arrendamiento residencial institucional, logran concertar reuniones, presentan estudios de impacto e, incluso antes de que se tome una decisión, el interlocutor cambia. El proceso vuelve a comenzar desde cero.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEsta dinámica no solo retrasa reformas específicas, sino que desgasta la confianza sistémica. Los inversionistas institucionales, especialmente los internacionales, valúan la inestabilidad política como un riesgo regulatorio. Y el riesgo regulatorio, en un segmento que depende de la previsibilidad a largo plazo para generar retornos, es un factor determinante.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA pesar de esto, el sector privado peruano no ha abandonado la articulación. La propia existencia de proyectos en construcción demuestra que algunos operadores están dispuestos a asumir el riesgo regulatorio con la expectativa de que se logren mejoras, y de que quien llegue primero capturará la ventaja competitiva.\r\n\u003Ch2>Lima es el epicentro de la tesis\u003C\u002Fh2>\r\nLos fundamentos demográficos de Lima constituyen, por sí solos, un argumento poderoso. La capital concentra aproximadamente a un tercio de la población peruana y genera cerca del 55% del PIB nacional. Esta concentración económica y demográfica crea una densidad de demanda que pocos mercados latinoamericanos replican en una sola ciudad.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn 2025, Lima registró la venta de 22 mil unidades residenciales, un resultado considerado positivo para los estándares locales. El stock de unidades terminadas para la venta se ubica entre 4 mil e 5 mil unidades, un nivel que los operadores califican como saludable, en especial al compararlo con mercados vecinos que enfrentan crisis de sobreoferta. Las estimaciones apuntan a millones de familias sin acceso a una vivienda adecuada, una brecha que el mercado formal, incluso a su ritmo actual de producción, tardaría décadas en cerrar.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEs en esa brecha donde se encuentra la oportunidad para el multifamily institucional. Una proporción significativa de la demanda habitacional no se atenderá mediante la compra, ya sea por restricciones de crédito o por el perfil demográfico. Para este segmento, el arrendamiento institucional se presenta como la solución más adecuada.\r\n\u003Ch2>Qué falta para la institucionalización\u003C\u002Fh2>\r\nLa distancia entre la situación actual del Perú y un mercado de multifamily institucionalizado puede mapearse en tres dimensiones complementarias:\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cstrong>1. Financiera:\u003C\u002Fstrong> El mercado de capitales peruano carece de la profundidad necesaria para sostener el crecimiento del segmento. Instrumentos como las FIBRAs, que en otros mercados de la región canalizaron volúmenes importantes de capital hacia esta tesis, aún no existen en el Perú en un formato adaptado al multifamily. Mientras cada proyecto dependa de soluciones de financiamiento artesanales, la escala seguirá siendo limitada.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cstrong>2. Regulatoria:\u003C\u002Fstrong> La eliminación o reducción sustancial del impuesto sobre el arrendamiento residencial institucional es, probablemente, la medida individual con mayor impacto potencial. Sin ella, la ecuación económica del multifamily se mantiene ajustada y la competencia con el mercado informal continuará siendo asimétrica. La incógnita es si el entorno político permitirá que la reforma avance.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cstrong>3. Operativa:\u003C\u002Fstrong> El mercado peruano necesita datos: proyectos en operación que generen un historial de ocupación, establezcan benchmarks de alquiler y demuestren la velocidad de absorción.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEl Perú não es hoy un mercado desarrollado para la tesis de multifamily, pero tiene el potencial de convertirse en uno. Esta distinción es fundamental para calibrar expectativas y estrategias.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPara los operadores con un horizonte de inversión a corto plazo y necesidad de liquidez inmediata, el Perú ofrece poco. No existe un mercado secundario para los activos, no hay compradores institucionales haciendo fila para adquirir portafolios estabilizados e incluso no hay consenso sobre cómo valuar estos activos.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPara los operadores con una visión de largo plazo, tolerancia al riesgo regulatorio y capacidad para estructurar financiamiento de manera creativa, el Perú ofrece una oportunidad inusual: la posibilidad de definir un mercado. Quienes construyan los primeros activos, generen los primeros datos y establezcan las primeras referencias de operación estarán diseñando la infraestructura de información sobre la cual se edificará todo el mercado futuro.","\u003Cul>\r\n\t\u003Cli>El primer desarrollo de multifamily institucional en el Perú se entregará en diciembre de 2026, financiado por una aseguradora ante la negativa de los bancos locales a operar con una clase de activo sin historial de transacciones en el país.\u003C\u002Fli>\r\n\t\u003Cli>La carga tributaria del 18% sobre los operadores formales de alquiler residencial genera una asimetría competitiva estructural que favorece a la informalidad e inviabiliza la escala institucional, mientras que la rotación política impide cualquier avance regulatorio consistente.\u003C\u002Fli>\r\n\t\u003Cli>Lima vendió 22 mil unidades residenciales en 2025 y mantiene un stock saludable, lo que señala una demanda sostenida; sin embargo, el mercado de capitales local todavía carece de la profundidad necesaria para financiar activos de multifamily a gran escala.\u003C\u002Fli>\r\n\u003C\u002Ful>\r\n","El segmento carece de incentivos regulatorios, líneas de financiamiento e historial operativo, pero empieza a salir del papel\r\n","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F00_Multifamily_en_Peru_Unsplash_Social_2026_5_28_17_02_27_1779998547.jpg","2026-05-28T16:44:45.000Z","2026-05-28T17:02:27.000Z",{"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":47,"label":1297,"translations":1481},[1482,1484,1486],{"label":1297,"slug":1308,"language":1483},{"code":13},{"label":1311,"slug":1312,"language":1485},{"code":18},{"label":1315,"slug":1316,"language":1487},{"code":23},[1489],{"name":676,"enName":676,"ptName":676,"iso2":1490},"PE",[1492],{"name":1493,"slug":1494,"image":1495,"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":1497},"\u002Fmercado-inmobiliario\u002Fla-tesis-de-multifamily-comienza-a-nacer-en-lima",[1499,1500,1501,1502,1503,1504],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]