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Urbana","movilidad-urbana",{"code":23},{"id":1447,"status":1448,"segmentId":25,"slug":1449,"title":1450,"editorsPick":1451,"topImage":1452,"coverImage":1453,"slideImage":8,"publishDate":1454,"readTime":85,"maxRelatedEvents":5,"image":8,"imageCredit":1455,"imageCreditColor":978,"breakNewsUntil":1456,"seoTagConversionId":8,"seoTag":8,"seoTitle":8,"seoKeywords":8,"seoDescription":8,"seoAbstract":8,"seoImage":8,"visitCounter":1457,"createdAt":1458,"updatedAt":1459,"translations":1460,"segment":1473,"categories":1481,"countries":1490,"authors":1500,"urls":1505},3916,"TRUE","vivienda-y-multifamily-en-america-latina","Vivienda y multifamily en América Latina",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F00_Living_Assets_Multifamily_GRI_Slider_2026_5_27_17_20_31_1779913231.webp","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F00_Living_Assets_Multifamily_GRI_Cover_2026_5_27_17_20_31_1779913231.webp","2026-05-27T00:00:00.000Z","GRI Institute","2026-06-06T00:00:00.000Z",627,"2026-05-27T17:20:31.000Z","2026-05-27T17:44:39.000Z",[1461],{"id":1462,"newsId":1447,"languageId":5,"title":1463,"subtitle":1464,"content":1465,"summary":978,"takeaways":1466,"seoTagConversionId":8,"seoTag":8,"seoTitle":1467,"seoKeywords":1468,"seoDescription":1464,"seoAbstract":8,"seoImage":1469,"createdAt":1470,"updatedAt":1471,"language":1472},4592,"Vivienda y multifamily en América Latina - ¿Cuáles son las barreras para destrabar el capital institucional?","En NY, líderes de empresas con proyectos en México, Perú, Chile y Colombia debaten desafíos en busca de mayor seguridad y liquidez para aumentar inversiones","América Latina concentra déficits habitacionales exorbitantes, una urbanización acelerada y demanda insatisfecha en prácticamente todos los países relevantes. Sin embargo, la infraestructura del mercado de capitales necesaria para transformar esa demanda en un producto institucional escalable sigue siendo insuficiente. El problema central radica en la arquitectura de capital, la escasez de liquidez de salida y la inmadurez regulatoria.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nLas perspectivas anteriores resumen las opiniones de ejecutivos que participaron en el Latin America GRI 2026, en Nueva York, en dos paneles sobre el segmento residencial. Conozca más detalles a continuación.\r\n\u003Ch2>México avanza en multifamily \u003C\u002Fh2>\r\nEn contraste con la parálisis chilena, México produjo lo que puede considerarse el evento más significativo para la institucionalización del multifamily: la mayor transacción jamás registrada involucró 2,3 mil unidades vendidas a un cap rate de aproximadamente el 7% forward (expectativa futura de ingresos) y entre el 6,4% y 6,5% trailing. Esta operación representa una validación de la tesis por parte de capital institucional sofisticado.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cimg alt=\"\" src=\"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Ffiles\u002F04_Living_Assets_Multifamily_GRI_Body_2026_5_27_20_17_13_1779913033.webp\" style=\"width:100%\" \u002F>\r\n\u003Cdiv style=\"text-align:center\">\u003Cspan style=\"font-size:12px\">Bryan L. Dragoo, Real Estate Valuation & Institutional Advisory, Logan Valuation (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\nMéxico ofrece condiciones estructurales que otros mercados de la región aún no han replicado. Primero, la proximidad con los Estados Unidos facilita la comprensión de esta clase de activos por parte de los inversionistas norteamericanos, habituados al multifamily como un producto institucional consolidado. Además, la dinámica del nearshoring añade una capa de demanda incremental en mercados específicos, ampliando la base de arrendatarios potenciales.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nSin embargo, es imprudente extrapolar el caso mexicano como un modelo replicable sin reservas. La transacción mencionada ocurrió bajo condiciones específicas de mercado, con un portafolio de escala suficiente para atraer capital institucional y una gobernanza alineada con los estándares internacionales. La mayoría de los mercados latinoamericanos aún no disponen de estas condiciones de forma consistente.\r\n\u003Ch2>Colombia y Perú: barreras estructurales anteceden a la tesis de inversión \u003C\u002Fh2>\r\nSi Chile y México representan etapas distintas de maduración, Colombia y Perú ilustran mercados donde las barreras anteceden a cualquier discusión sobre la tesis de inversión.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEn Colombia, las tasas de interés prohibitivas hacen que el costo de capital sea incompatible con los retornos del activo residencial para renta. La ausencia de inversionistas institucionales dispuestos a asignar recursos a inmuebles residenciales refleja no solo el entorno macroeconómico, sino también una brecha de educación en los comités de inversión sobre el perfil de riesgo diferenciado del multifamily. Los fondos de pensiones y las aseguradoras locales aún no han incorporado esta clase de activos en sus políticas de asignación, lo que perpetúa un ciclo de desconocimiento y subinversión, según señalaron los ejecutivos presentes en el evento.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPerú presenta un obstáculo aún más específico, de acuerdo con los inversionistas: un impuesto del 18% que grava al producto institucional, eliminando su competitividad frente al mercado informal. Cabe destacar que la informalidad habitacional es predominante en el país. Es decir, el arrendatario opta por el mercado informal, donde no hay incidencia tributaria, y el inversionista institucional no encuentra una demanda suficiente que justifique el capital asignado.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cstrong>\u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fevent\u002Fgri-residential-peru-2026_5335\" target=\"_blank\">Participe en el GRI Residential Peru 2026\u003C\u002Fa>\u003C\u002Fstrong> \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEstos casos demuestran que la evolución del multifamily en América Latina no seguirá una trayectoria lineal o homogénea. Cada mercado enfrenta cuellos de botella específicos que exigen soluciones calibradas.\r\n\u003Ch2>Chile enfrenta parálisis de capital \u003C\u002Fh2>\r\nChile ocupa una posición singular en el panorama latinoamericano de la tesis de multifamily. Con cerca de 200 edificios en operación y plataformas locales que han estructurado joint ventures con capital global, el país ha desarrollado una sofisticación operativa comparable a la de mercados maduros. No obstante, esta aparente madurez esconde una dinámica de capital profundamente disfuncional, según los ejecutivos presentes.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEl epicentro del problema es el stock residencial para la venta. Aproximadamente 100 mil unidades permanecen sin comprador, lo que drena el equity de aseguradoras, bancos y desarrolladoras inmobiliarias que financiaron estos proyectos. Esta sobreoferta no se limita al mercado de venta, sino que se trasborda al segmento de alquiler, creando lo que los ejecutivos del sector describen como un "mercado sombra". Las unidades originalmente proyectadas para la venta se redireccionan al arrendamiento a precios inferiores a los cobrados por los operadores institucionales, lo que comprime los alquileres de todo el mercado.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cimg alt=\"\" src=\"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Ffiles\u002F01_Living_Assets_Multifamily_GRI_Body_2026_5_27_20_17_13_1779913033.webp\" style=\"width:100%\" \u002F>\r\n\u003Cdiv style=\"text-align:center\">\u003Cspan style=\"font-size:12px\">\u003Cspan class=\"data-profile-link\" data-id=\"36979\">Sofia Andrade\u003C\u002Fspan>, Gerente de Desarrollo Inmobiliario, \u003Cspan class=\"company-profile-link\" data-id=\"1957\">Falabella Inmobiliario\u003C\u002Fspan> (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\nLa consecuencia es una ecuación de riesgo-retorno que ahuyenta nuevos aportes de capital. Las tasas de capitalización (cap rates) oscilan entre el 5,4% y el 6,5% según la ubicación, pero el costo de la deuda para el producto de multifamily es idéntico, por ejemplo, al de las oficinas comerciales, a pesar del menor retorno del activo residencial.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEsta falta de diferenciación en el costo de financiamiento revela una falla estructural: los bancos aún no reconocen el perfil de riesgo distinto del multifamily, el cual presenta una menor volatilidad de desocupación, una mayor previsibilidad del flujo de caja y resiliencia en ciclos recesivos.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEl resultado más grave es la ausencia de transacciones de salida: ningún fondo relevante ha logrado reciclar capital en los últimos años en Chile, lo que congela toda la cadena. Sin liquidez, los gestores no pueden demostrar retornos realizados a sus comités de inversión y, sin ese retorno demostrado, los nuevos compromisos no se materializan. Se trata de un círculo vicioso que debe superarse.\r\n\u003Ch2>Vivienda asequible \u003C\u002Fh2>\r\nEl segmento de vivienda asequible añade capas de complejidad que hacen que el multifamily institucional convencional parezca simple en comparación. Las márgenes son estructuralmente bajas, la dependencia de subsidios gubernamentales introduce volatilidad política en el flujo de caja, y los mercados de crédito restrictivos limitam el acceso al financiamiento tanto para los desarrolladores como para los arrendatarios.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nDe acuerdo con los actores que operan en este segmento, la viabilidad de los proyectos económicos exige una eficiencia operativa casi industrial. Cada punto porcentual de costo adicional -ya sea por ineficiencia constructiva, burocracia regulatoria o un elevado costo de capital- puede viabilizar o no un proyecto entero. Esta extrema sensibilidad a los costos explica por qué el capital institucional, habituado a márgenes más cómodas en otras clases de activos, duda en comprometerse.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nParadójicamente, es en el segmento asequible donde los fundamentos demográficos son más sólidos. Los déficits habitacionales en la región se concentran predominantemente en los estratos de ingresos medios y bajos, donde la demanda insatisfecha es más aguda y la urbanización genera una presión continua. El desafío no es identificar dónde está la demanda, la cual es generalizada, sino estructurar un producto que logre atenderla entregando retornos compatibles con las expectativas del capital institucional.\r\n\u003Ch2>La solución: destrabar el ciclo de capital \u003C\u002Fh2>\r\nEl análisis de los mercados regionales converge en una necesidad común, que es destrabar el ciclo de capital para lanzar nuevos proyectos, especialmente en el segmento económico y en la tesis de multifamily.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cimg alt=\"\" src=\"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Ffiles\u002F03_Living_Assets_Multifamily_GRI_Body_2026_5_27_20_17_13_1779913033.webp\" style=\"width:100%\" \u002F>\r\n\u003Cdiv style=\"text-align:center\">\u003Cspan style=\"font-size:12px\">\u003Cspan class=\"data-profile-link\" data-id=\"28764\">Luis Doncel\u003C\u002Fspan>, CEO & Partner, \u003Cspan class=\"company-profile-link\" data-id=\"5887\">Vivo Grupo Inmobiliario\u003C\u002Fspan> (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\nEste destrabamiento exige avances simultáneos en cuatro dimensiones: i) transacciones de salida que demuestren retornos realizados y restablezcan la confianza de los comités de inversión; ii) compresión de los spreads de deuda que reconozca el perfil de riesgo diferenciado del activo residencial frente a los activos comerciales, como las oficinas; iii) evolución regulatoria que elimine las asimetrías tributarias y cree condiciones equitativas entre el mercado formal e informal, especialmente en Perú; iv) educación de los inversionistas institucionales locales -fondos de pensiones, aseguradoras, family offices- sobre las características específicas del multifamily como clase de activo.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nNinguna de estas dimensiones es suficiente por sí sola y la ausencia de cualquiera de ellas puede comprometer a las demás, perpetuando el ciclo de parálisis que caracteriza al momento actual. Los mercados maduros, como los Estados Unidos, tardaron décadas en construir el ecosistema que sustenta al multifamily como una clase de activos institucional -desde instrumentos de deuda específicos hasta vehículos de liquidez como los REITs, pasando por benchmarks de desempeño y bases de datos transaccionales.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nAmérica Latina no necesita replicar este recorrido en su totalidad, pero requiere acelerar la construcción de sus propios mecanismos. Lo que falta es la arquitectura institucional que conecte el capital y la demanda de forma eficiente y escalable.","\u003Cul>\r\n\t\u003Cli>América Latina concentra déficits habitacionales exorbitantes, una urbanización acelerada y demanda insatisfecha, pero la infraestructura del mercado de capitales necesaria para transformar esa demanda en un producto institucional escalable sigue siendo insuficiente.\u003C\u002Fli>\r\n\t\u003Cli>En un análisis más específico, Chile se perfila como el país más maduro para la tesis de multifamily, pero enfrenta una parálisis de capital; México ha avanzado con algunas transacciones destacadas, mientras que Colombia y Perú aún muestran rezagos debido a cuestiones económicas y tributarias.\u003C\u002Fli>\r\n\t\u003Cli>En el segmento de vivienda asequible, cada punto porcentual de costo adicional —ya sea por ineficiencia constructiva, burocracia regulatoria o un elevado costo de capital— puede viabilizar o no un proyecto entero, lo que dificulta la entrada de capital institucional.\u003C\u002Fli>\r\n\u003C\u002Ful>\r\n","Vivienda y multifamily: cómo atraer inversión","multifamily, vivienda, américa latina","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F00_Living_Assets_Multifamily_GRI_Social_2026_5_27_17_39_51_1779914391.jpg","2026-05-27T17:20:37.000Z","2026-05-27T17:43:18.000Z",{"code":23},{"id":25,"color":27,"translations":1474},[1475,1477,1479],{"title":26,"slug":30,"language":1476},{"code":13},{"title":37,"slug":38,"language":1478},{"code":18},{"title":33,"slug":34,"language":1480},{"code":23},[1482],{"id":47,"label":1297,"translations":1483},[1484,1486,1488],{"label":1297,"slug":1308,"language":1485},{"code":13},{"label":1311,"slug":1312,"language":1487},{"code":18},{"label":1315,"slug":1316,"language":1489},{"code":23},[1491,1493,1496,1498],{"name":220,"enName":220,"ptName":220,"iso2":1492},"CL",{"name":233,"enName":233,"ptName":1494,"iso2":1495},"Colômbia","CO",{"name":567,"enName":567,"ptName":567,"iso2":1497},"MX",{"name":676,"enName":676,"ptName":676,"iso2":1499},"PE",[1501],{"name":1502,"slug":1503,"image":1504,"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":1506},"\u002Fmercado-inmobiliario\u002Fvivienda-y-multifamily-en-america-latina",[1508,1509,1510,1511,1512,1513],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]