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centros",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FSlider_VRT_Retrofit_2026_8_13_16_19_48_1786648788.webp","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FCover_VRT_Retrofit_2026_8_13_16_19_48_1786648788.webp","2026-08-13T00:00:00.000Z","Unsplash","2026-08-13T16:19:48.000Z","2026-08-13T16:25:55.000Z",[1459],{"id":1460,"newsId":1447,"languageId":25,"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},5211,"Como quatro capitais estão fechando a conta da reocupação dos centros via retrofit","Incentivos urbanísticos, subsídios diretos e novas linhas de crédito revertem décadas de esvaziamento de áreas centrais e históricas","O espraiamento urbano das últimas décadas criou um paradoxo caro para as cidades brasileiras. As áreas de maior concentração de infraestrutura pública - com metrô, aeroporto, linhas de ônibus integradas e redes de água e esgoto - são justamente as que apresentam os maiores índices de vacância e degradação. Enquanto isso, o poder público segue subsidiando transporte e serviços para periferias cada vez mais distantes. Em Porto Alegre, 67% das emissões de gases de efeito estufa vêm do transporte, reflexo direto desse modelo de ocupação dispersa.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO \u003Cspan class=\"company-profile-link\" data-id=\"1\">\u003Cspan class=\"company-profile-link\" data-id=\"20971\">GRI Institute\u003C\u002Fspan>\u003C\u002Fspan> realizou uma mesa-redonda online reunindo os secretários municipais \u003Cspan class=\"data-profile-link\" data-id=\"36414\">Felipe Matos\u003C\u002Fspan> (Desenvolvimento Urbano e Licenciamento, Recife), \u003Cspan class=\"data-profile-link\" data-id=\"22190\">Germano Bremm\u003C\u002Fspan> (Meio Ambiente, Urbanismo e Sustentabilidade, Porto Alegre), e \u003Cspan class=\"data-profile-link\" data-id=\"2320\">Osmar Lima\u003C\u002Fspan> (Desenvolvimento Econômico, Rio de Janeiro), representantes do BNDES, da Caixa Econômica Federal e incorporadores para mapear o que está funcionando, o que ainda trava e o que precisa mudar para que o retrofit deixe de ser exceção e se torne política estruturante. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO que emerge do debate é um cenário de experimentação intensa, mas ainda fragmentada, onde cada cidade calibra seus instrumentos conforme a realidade local.  \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cem>O retrofit está na agenda do \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fevent\u002Fbrazil-gri-2026_5220\" target=\"_blank\">\u003Cstrong>Brazil GRI 2026\u003C\u002Fstrong>\u003C\u002Fa>.\u003C\u002Fem>\r\n\u003Ch2>Rio de Janeiro\u003C\u002Fh2>\r\nO Rio de Janeiro opera hoje com pelo menos três mecanismos simultâneos de estímulo à reocupação do centro. O primeiro é a infraestrutura urbana como âncora de investimento privado, modelo consagrado pelo Porto Maravilha, que por meio de Certificados de Potencial Adicional de Construção (CEPACs) viabilizou a venda de 14 a 15 mil unidades residenciais em 15 anos, sem aporte direto do orçamento municipal. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO segundo é o programa Reviver Centro, que transfere potencial construtivo a quem realiza retrofit habitacional na região central. Após três rodadas de revisão, a prefeitura recalibra o instrumento para evitar concentração excessiva na Zona Sul, onde o metro quadrado mais valorizado atraía a maior parte das transferências. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO terceiro, e mais recente, é o subsídio direto não reembolsável de R$ 3,2 mil por metro quadrado para arrematantes de casarões históricos desapropriados por hasta pública. O mecanismo resolve simultaneamente dois problemas crônicos: a titularidade fragmentada - imóveis na quinta geração de herdeiros, com inventários inconclusos - e o custo de reforma de edificações tombadas em risco de desabamento. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA prefeitura desapropria, leva o imóvel a leilão, e o novo proprietário privado recebe o subsídio para reformar. Os primeiros 11 casarões completaram o ciclo recentemente. O mapeamento inicial identificou mais de 1,5 mil imóveis nessa situação, número já expandido para quase cinco mil.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA estratégia de intervir por blocos, reformando ruas inteiras em vez de imóveis isolados, potencializa o impacto. Programas como a Rua da Cerveja, que subsidiou o investimento inicial de microcervejarias na Rua da Carioca, e o Reviver Cultural, que cobre aluguéis de empreendedores culturais em troca de portas abertas em horário estendido, complementam a reativação com vitalidade econômica e sensação de segurança. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cem>\u003Cstrong>Leia também: \u003Ca href=\"https:\u002F\u002Fnews.griinstitute.org\u002Fpt\u002Fmercado-imobiliario\u002Frio-de-janeiro-porto-alegre-e-recife-lideram-iniciativas-de-retrofit\" target=\"_blank\">Rio de Janeiro, Porto Alegre e Recife lideram iniciativas de retrofit; veja quais são os subsídios\u003C\u002Fa>\u003C\u002Fstrong>\u003C\u002Fem>\r\n\r\n\u003Ch2>Recife\u003C\u002Fh2>\r\nA experiência do Recife parte de um diagnóstico preciso de demanda. O Porto Digital emprega 25 mil pessoas na região central, enquanto nos três bairros mais próximos moram apenas 1,5 mil. Esse descompasso brutal entre emprego e moradia sustenta a tese de que existe demanda latente por habitação no Centro, concentrada em famílias menores, jovens profissionais e recém-formados. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA resposta municipal foi criar um coeficiente construtivo adicional para empreendimentos do Minha Casa, Minha Vida no Centro, permitindo construir mais área privativa do que em outras regiões. Isso viabilizou a aquisição de terrenos centrais e destravou empreendimentos novos. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPara o retrofit propriamente dito, o programa Recentro condiciona o aumento de potencial construtivo nos bairros nobres - como Boa Viagem - à comprovação de retrofit habitacional no Centro. A proporção é de um para três: cada metro quadrado retrofitado gera três metros quadrados adicionais na área nobre. Essa alavancagem gerou demanda intensa e, até o momento, dispensou a necessidade de subvenção financeira direta. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nUm ponto que diferencia o Recife é a natureza do estoque ocioso. Enquanto o Rio lida com casarões históricos em ruínas, o desafio recifense são edifícios modernistas de até 15 andares, com 5-15 mil metros quadrados de área construída, que funcionavam como sedes corporativas e hoje estão completamente vazios. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA conta de retrofit desses edifícios exige escala e competência técnica que poucas incorporadoras locais possuem. A solução encontrada é, na prática, forçar o desenvolvimento desse conhecimento: como o acesso ao potencial construtivo adicional depende de realizar retrofit no Centro, as empresas são compelidas a desenvolver essa capacidade. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO Gabinete do Recentro funciona como facilitador, acompanhando o investidor em todas as instâncias de licenciamento, do órgão municipal ao corpo de bombeiros. A premissa é que tempo é dinheiro, e no Brasil, com juros elevados, cada dia de atraso no licenciamento corrói a viabilidade do projeto. \r\n\u003Ch2>Porto Alegre e Curitiba\u003C\u002Fh2>\r\nPorto Alegre criou em 2021 o programa de reabilitação do Centro Histórico e, em paralelo, o programa de regeneração urbana do Quarto Distrito, área próxima ao aeroporto com infraestrutura instalada. Os incentivos urbanísticos e tributários atraíram novos empreendimentos para uma região que há décadas não recebia lançamentos, mas o retrofit avança lentamente porque não há subsídio direto. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA ênfase recai sobre investimentos em caminhabilidade, espaços públicos e qualidade urbana, sob a premissa de que tornar a região agradável é condição prévia para que o mercado resolva as demais camadas de complexidade. A simplificação de normas e a agilidade nos licenciamentos são tratadas como tão importantes quanto os incentivos financeiros. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nCuritiba, por sua vez, lançou edital de subsidização com foco em comércio ativo, cobrindo até 50% das reformas de lojas fechadas e galerias abandonadas, além de subvenção de até 25% para obras em edifícios. Com R$ 30 milhões disponibilizados no primeiro edital, a cidade recebeu pedidos superiores a R$ 80 milhões, com impacto econômico estimado em R$ 300 milhões de investimento privado. O programa captou edifícios degradados e hotéis esvaziados que há anos aguardavam destinação. \r\n\u003Ch2>Linhas de financiamento\u003C\u002Fh2>\r\nO BNDES posiciona sua atuação menos como financiador direto de habitação e mais como estruturador de projetos de requalificação urbana, com foco na mobilização de ativos imobiliários públicos ociosos. Somente na esfera federal, são mais de 700 mil imóveis da União, com dezenas de milhares desocupados. O custo de carrego desses ativos, tanto explícito - manutenção, proteção contra invasão - quanto implícito - depreciação e custo de oportunidade - é significativo e crescente. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nUm dos alertas que emergem do debate é o descasamento entre a avaliação pública e a avaliação de mercado desses ativos. O caso emblemático do edifício A Noite, no Rio de Janeiro, avaliado inicialmente em mais de R$ 100 milhões pela União, mas adquirido pela prefeitura por pouco mais de R$ 20 milhões, ilustra a questão. Enquanto o preço não se ajustou, nenhum investidor privado se apresentou.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA Caixa lançou a linha Apoio à Produção Retrofit. A principal inovação é permitir o financiamento da aquisição com adiantamento de até 50% considerando a benfeitoria existente, algo que o modelo anterior não contemplava, pois tratava o edifício existente como se fosse um terreno vazio. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA adesão ainda é incipiente: em Porto Alegre, uma incorporadora relata estar possivelmente entre as primeiras a assinar contrato nessa modalidade, e observa que a própria operação local da Caixa ainda passa por curva de aprendizagem. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO Banco do Nordeste também dispõe de linhas de crédito para aquisição e reforma de prédios históricos e urbanos com fins comerciais e turísticos, ampliando o leque de fontes disponíveis.  \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA conclusão que emerge do debate é que não existe modelo único. Cada cidade precisa diagnosticar sua demanda real, identificar o tipo de estoque ocioso que possui e calibrar seus instrumentos de incentivo com precisão cirúrgica, porque, como observam os participantes, nenhuma prefeitura dispõe de recursos para errar o alvo. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA demanda é o divisor de águas: onde há pessoas que querem trabalhar e morar no Centro, os incentivos funcionam como catalisadores. Onde essa demanda se dissipou, nenhum volume de subsídio tem sido capaz de revertê-la. ","\u003Cul>\r\n\t\u003Cli>Cidades como Rio de Janeiro, Recife, Porto Alegre e Curitiba testam modelos distintos de incentivo ao retrofit, que vão da transferência de potencial construtivo até subsídios financeiros não reembolsáveis.\u003C\u002Fli>\r\n\t\u003Cli>A existência de demanda real por moradia e trabalho no centro é o divisor de águas entre políticas que funcionam e programas que não decolam, independentemente do volume de incentivos oferecidos.\u003C\u002Fli>\r\n\t\u003Cli>O financiamento bancário para retrofit ainda enfrenta curva de aprendizagem: a Caixa Econômica Federal lançou linha específica que permite financiar a aquisição com adiantamento de até 50% sobre a benfeitoria existente, mas a adesão permanece incipiente.\u003C\u002Fli>\r\n\u003C\u002Ful>\r\n","Como quatro capitais estão liderando o retrofit no Brasil","habitação, retrofit, centro, cidades","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FHub_Social_VRT_Retrofit_2026_8_13_16_24_55_1786649095.jpg","2026-08-13T16:19:58.000Z","2026-08-13T16:24:55.000Z",{"code":18},{"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},[1480,1488],{"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},{"id":93,"label":1253,"translations":1489},[1490,1492,1494],{"label":1253,"slug":1264,"language":1491},{"code":13},{"label":1267,"slug":1268,"language":1493},{"code":18},{"label":1271,"slug":1272,"language":1495},{"code":23},[1497],{"name":171,"enName":171,"ptName":171,"iso2":1498},"BR",[1500],{"name":1501,"slug":1502,"image":1503,"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",{"pt-BR":1505},"\u002Fmercado-imobiliario\u002Fcomo-quatro-capitais-estao-fechando-a-conta-da-reocupacao-dos-centros",[1507,1508,1509,1510,1511,1512],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]