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Mobility",{"id":5,"title":6,"translations":1427},[1428,1430,1432],{"title":6,"slug":11,"language":1429},{"code":13},{"title":15,"slug":16,"language":1431},{"code":18},{"title":20,"slug":21,"language":1433},{"code":23},[1435,1438,1442],{"label":1425,"title":8,"subtitle":8,"seoTitle":8,"seoDescription":8,"videoPlaylistUrl":8,"videoTitle":8,"videoSubtitle":8,"slug":1436,"language":1437},"urban-mobility",{"code":13},{"label":1439,"title":8,"subtitle":8,"seoTitle":8,"seoDescription":8,"videoPlaylistUrl":8,"videoTitle":8,"videoSubtitle":8,"slug":1440,"language":1441},"Mobilidade Urbana","mobilidade-urbana",{"code":18},{"label":1443,"title":8,"subtitle":8,"seoTitle":8,"seoDescription":8,"videoPlaylistUrl":8,"videoTitle":8,"videoSubtitle":8,"slug":1444,"language":1445},"Movilidad 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":49,"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":1493,"urls":1498},3953,"TRUE","e-commerce-impulsiona-descentralizacao-do-parque-logistico-brasileiro","E-commerce impulsiona descentralização do parque logístico brasileiro",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FSlider_2026_6_02_11_38_49_1780411129.webp","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FCover_2026_6_02_11_38_49_1780411129.webp","2026-06-02T00:00:00.000Z","Unsplash","2026-06-06T00:00:00.000Z",413,"2026-06-02T11:38:49.000Z","2026-06-02T11:55:49.000Z",[1461],{"id":1462,"newsId":1447,"languageId":25,"title":1450,"subtitle":1463,"content":1464,"summary":978,"takeaways":1465,"seoTagConversionId":8,"seoTag":8,"seoTitle":1466,"seoKeywords":1467,"seoDescription":1468,"seoAbstract":8,"seoImage":1469,"createdAt":1470,"updatedAt":1471,"language":1472},4629,"Executivos consultados pelo GRI Institute destacam oportunidades em mercados menos óbvios e amplo potencial de crescimento","O mercado brasileiro de galpões logísticos atravessa um momento inédito pautado pela descentralização geográfica. Com a escassez de terrenos em São Paulo e a consolidação de novos polos de consumo regional, desenvolvedores e investidores institucionais redirecionam capital para mercados até então considerados secundários: interior paulista, Sul, Centro-Oeste Triângulo Mineiro, Goiás e Brasília são alguns exemplos. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA movimentação reflete uma reconfiguração da cadeia logística nacional impulsionada pelo e-commerce, pela exigência de entregas mais rápidas e por um déficit de estoque que posiciona o Brasil muito aquém de economias maduras.\r\n\u003Ch2>Escassez de oferta\u003C\u002Fh2>\r\nO ponto de partida para compreender a dinâmica atual do setor logístico brasileiro é quantitativo. O mercado nacional é estimado entre 35-40 milhões de metros quadrados. Em uma primeira leitura, o número pode parecer expressivo. Quando colocado em perspectiva internacional, porém, revela a dimensão do espaço a ser preenchido.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fmember-profile\u002Fbrazil\u002Ffernando-guimaraes_40364\" target=\"_blank\">Fernando Guimarães\u003C\u002Fa>, CEO da \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fcompany-profile\u002Fflg_19213\" target=\"_blank\">FLG Corp\u003C\u002Fa>, oferece uma comparação que sintetiza o argumento: "Apenas o estado da Califórnia possui mais galpões logísticos do que todo o Brasil." A afirmação aponta para um descompasso entre a escala da economia brasileira - a maior da América Latina, com mais de 200 milhões de habitantes - e a infraestrutura logística disponível para atendê-la.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEsse déficit estrutural sustenta a tese de crescimento de longo prazo que tem atraído capital institucional ao setor. Não se trata de uma aposta cíclica vinculada a oscilações de juros, mas de uma convicção fundamentada na insuficiência crônica de oferta qualificada frente a uma demanda que se expande de forma consistente. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA penetração do e-commerce no Brasil ainda está significativamente abaixo dos patamares observados em mercados como Estados Unidos e China, o que sugere que a pressão por espaço logístico moderno tende a se intensificar nos próximos anos.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fevent\u002Fbrazil-gri-2026_5220\" target=\"_blank\">\u003Cstrong>O segmento logístico volta a ser o centro das atenções no Brazil GRI 2026. Saiba mais sobre o evento!\u003C\u002Fstrong>\u003C\u002Fa>\r\n\r\n\u003Ch2>Expansão geográfica\u003C\u002Fh2>\r\nSe o déficit é nacional, a resposta tem sido cada vez mais regional. Os eixos tradicionais - especialmente o raio 15-30 quilômetros de São Paulo - enfrentam uma combinação de escassez de terrenos, competição acirrada entre grandes operadores e custos de aquisição que comprimem margens. Esse cenário empurra o capital para novas fronteiras.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA lista de mercados que ganham relevância é extensa e diversificada. O que une essas regiões é um conjunto de atributos convergentes, como economia regional robusta, bases de consumo populosas, mão de obra disponível e infraestrutura rodoviária capaz de viabilizar entregas em até 24 horas para mercados adjacentes.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO consumidor brasileiro, habituado a prazos de entrega cada vez mais curtos, exige proximidade. Atender o interior de Minas Gerais ou o mercado gaúcho a partir de um centro de distribuição na Grande São Paulo deixou de ser competitivo para uma parcela crescente de operações. A resposta é descentralizar, e os desenvolvedores que estão se posicionando nesses novos eixos capturam vantagens competitivas difíceis de replicar.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cimg alt=\"\" src=\"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Ffiles\u002FArtigo_Logistica_Body_2_2026_6_02_14_43_48_1780411428.jpg\" style=\"width:100%\" \u002F>\r\n\u003Cdiv style=\"text-align:center\">\u003Cspan style=\"font-size:12px\">\u003Cspan class=\"data-profile-link\" data-id=\"6514\">\u003Cspan class=\"data-profile-link\" data-id=\"10327\">\u003Cspan class=\"data-profile-link\" data-id=\"30795\">Felipe Cunha\u003C\u002Fspan>\u003C\u002Fspan>\u003C\u002Fspan>, diretor de Aquisições da Barzel Properties, no GRI Industrial & Logística 2026 (Foto: \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\nA \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fcompany-profile\u002Fbarzel-properties-gestora-de-recursos_416\" target=\"_blank\">Barzel Properties\u003C\u002Fa> exemplifica essa movimentação. \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fmember-profile\u002Fbrazil\u002Ffelipe-cunha_6514\" target=\"_blank\">\u003Cspan class=\"data-profile-link\" data-id=\"6514\">\u003Cspan class=\"data-profile-link\" data-id=\"10327\">\u003Cspan class=\"data-profile-link\" data-id=\"30795\">Felipe Cunha\u003C\u002Fspan>\u003C\u002Fspan>\u003C\u002Fspan>\u003C\u002Fa>, diretor de Aquisições Logísticas da empresa, detalha investimentos que ilustram a tese da expansão geográfica. Em Ribeirão das Neves, na região metropolitana de Belo Horizonte, a Barzel alocou R$ 280 milhões em um projeto greenfield. No Rio Grande do Sul, o empreendimento BRZ 386 - com 100 mil metros quadrados - foi entregue 100% pré-locado para a Shopee.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO caso do BRZ 386 ilustra bem o panorama. A pré-locação integral para um único inquilino de grande porte, em um mercado fora do eixo São Paulo-Rio, sinaliza que a demanda por espaço logístico de qualidade em mercados secundários não é especulativa, e sim respaldada por compromissos contratuais de longo prazo.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Ca href=\"https:\u002F\u002Fnews.griinstitute.org\u002Fpt\u002Fmercado-imobiliario\u002Fmercado-imobiliario-logistico-vive-auge-mas-escassez-de-oferta-acende-alerta\" target=\"_blank\">\u003Cstrong>Leia também: Mercado imobiliário logístico vive auge, mas volume e qualidade da oferta acendem alerta\u003C\u002Fstrong>\u003C\u002Fa>\r\n\r\n\u003Ch2>O galpão como plataforma\u003C\u002Fh2>\r\nParalelamente à expansão geográfica, o setor atravessa uma transformação qualitativa igualmente relevante. O galpão logístico tem se tornado uma plataforma integrada de operações, energia e sustentabilidade.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO novo padrão que se consolida no mercado brasileiro é o galpão classificado como AAA, com especificações técnicas que incluem pé-direito de 14 metros, permitindo maior verticalização do armazenamento; certificações ambientais LEED Gold ou Platinum; infraestrutura energética integrada com painéis solares e preparação para veículos elétricos.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fcompany-profile\u002Fprologis-brazil_1325\" target=\"_blank\">Prologis\u003C\u002Fa>, maior desenvolvedora logística do mundo, é referência nessa transição. A empresa já aprovou mais de US$ 100 milhões em investimentos em energia solar para seus telhados na América Latina e acumula 1,3 gigawatt de capacidade de geração solar globalmente, conforme releva \u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fmember-profile\u002Fbrazil\u002Farmando-fregoso_2200\" target=\"_blank\">\u003Cspan class=\"data-profile-link\" data-id=\"2200\">Armando Fregoso\u003C\u002Fspan>\u003C\u002Fa>, presidente da Prologis na América Latina. "Estamos nos posicionando como parceiros de energia para os nossos inquilinos".\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cimg alt=\"\" src=\"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Ffiles\u002FArtigo_Logistica_Body_1_2026_6_02_14_43_48_1780411428.jpg\" style=\"width:100%\" \u002F>\r\n\u003Cdiv style=\"text-align:center\">\u003Cspan style=\"font-size:12px\">\u003Cspan class=\"data-profile-link\" data-id=\"2200\">Armando Fregoso\u003C\u002Fspan>, Presidente da Prologis na América Latina, abriu o GRI Industrial & Logística 2026 (Foto: \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\nQuando o maior operador global redefine sua proposta de valor, o restante do mercado é compelido a responder. Inquilinos de grande porte, especialmente operadores de e-commerce e empresas com metas ambiciosas de descarbonização, tendem a exigir esses atributos como condição para locação. Galpões que não atendem a esse novo padrão enfrentam risco crescente de obsolescência funcional, mesmo que estruturalmente íntegros.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPara investidores institucionais e gestores de fundos imobiliários, essa dinâmica impõe uma reavaliação criteriosa dos portfólios. Ativos classe B e C em localidades consolidadas podem perder competitividade frente a empreendimentos AAA em mercados emergentes que oferecem especificações superiores a custos de ocupação comparáveis ou inferiores.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Ca href=\"https:\u002F\u002Fnews.griinstitute.org\u002Fpt\u002Fmercado-imobiliario\u002Ftermometro-mercado-logistico-indica-apetite-para-greenfield-e-expansao-regional\" target=\"_blank\">\u003Cstrong>Termômetro GRI: Mercado logístico indica apetite para projetos greenfield e expansão regional\u003C\u002Fstrong>\u003C\u002Fa>\r\n\r\n\u003Ch2>Retrofit ou greenfield?\u003C\u002Fh2>\r\nO dilema entre desenvolver em terrenos novos ou reconverter ativos existentes é um dos debates centrais do setor. Ambas as estratégias coexistem  e se complementam dentro de uma lógica de portfólio bem estruturada.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cspan class=\"data-profile-link\" data-id=\"6514\">\u003Cspan class=\"data-profile-link\" data-id=\"10327\">\u003Cspan class=\"data-profile-link\" data-id=\"30795\">Felipe Cunha\u003C\u002Fspan>\u003C\u002Fspan>\u003C\u002Fspan>, da Barzel Properties, oferece uma leitura precisa dessa dinâmica. A escassez de terrenos em regiões centrais e urbanas adensadas torna o retrofit praticamente inevitável para operações de última milha. Quando o objetivo é posicionar um centro de distribuição a poucos quilômetros do consumidor final, condição essencial para entregas no mesmo dia ou no dia seguinte, muitas vezes não existe alternativa ao retrofit.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO greenfield, por sua vez, continua sendo a estratégia preferida quando há viabilidade. Em mercados secundários com oferta de terrenos e infraestrutura adequada, o desenvolvimento a partir do zero permite ao incorporador especificar o ativo desde a concepção, incorporando todas as exigências técnicas e ambientais do padrão triple A sem as limitações estruturais de uma edificação preexistente.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA coexistência dessas duas abordagens cria um espectro de oportunidades para diferentes perfis de investidor, ou seja: retrofit em áreas urbanas em que há maior complexidade de execução e custos unitários mais elevados, mas localização privilegiada e demanda cativa; ou greenfield em novos eixos, conferindo escala, padronização e custos de desenvolvimento mais previsíveis, embora o risco de demanda seja maior.\r\n\u003Ch2>O impacto da taxa de juros\u003C\u002Fh2>\r\nO cenário macroeconômico brasileiro impõe uma camada adicional de complexidade. Com taxas de juros elevadas, a estruturação financeira de novos projetos enfrenta desafios significativos. O custo do capital encarece o desenvolvimento, pressiona os cap rates e reduz a atratividade relativa do setor imobiliário frente a ativos de renda fixa.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nAinda assim, os três executivos ouvidos pelo \u003Cspan class=\"company-profile-link\" data-id=\"1\">\u003Cspan class=\"company-profile-link\" data-id=\"20971\">GRI Institute\u003C\u002Fspan>\u003C\u002Fspan> demonstram um otimismo fundamentado quanto às perspectivas de médio prazo. A tese é que o ciclo de juros elevados, embora doloroso no curto prazo, está gerando uma demanda reprimida que se manifestará com força quando houver um afrouxamento da política monetária.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nSegundo Cunha, dentre os principais setores que sustentam essa demanda reprimida estão supermercadistas em processo de modernização logística, indústrias leves em expansão regional, farmacêutico com exigências crescentes de cadeia fria e rastreabilidade, e o segmento automotivo.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA crescente institucionalização do setor logístico, com maior participação de fundos imobiliários listados, investidores internacionais e estruturas de financiamento mais sofisticadas, cria condições para que a próxima onda de crescimento seja mais robusta e sustentável do que os ciclos anteriores.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n---\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cem>Este artigo foi escrito com base no conteúdo das entrevistas realizadas durante o GRI Industrial & Logística 2026. \u003C\u002Fem>","\u003Cul>\r\n\t\u003Cli>O Brasil possui entre 35-40 milhões de metros quadrados de galpões logísticos - menos do que o estado da Califórnia sozinho -, evidenciando um déficit estrutural que sustenta a tese de crescimento de longo prazo para o setor.\u003C\u002Fli>\r\n\t\u003Cli>A sofisticação dos ativos acelera: a Prologis já aprovou mais de US$ 100 milhões em investimentos em energia solar para telhados na América Latina e acumula 1,3 gigawatt de capacidade de geração solar globalmente, sinalizando que o galpão logístico se transforma em plataforma energética.\u003C\u002Fli>\r\n\t\u003Cli>O retrofit em áreas urbanas adensadas e o desenvolvimento greenfield em novos eixos coexistem como estratégias complementares.\u003C\u002Fli>\r\n\u003C\u002Ful>\r\n","E-commerce impulsiona descentralização do parque logístico","mercado imobiliário, ativos logísticos, e-commerce, brasil","Executivos ouvidos pelo GRI Institute destacam oportunidades em mercados menos óbvios e amplo potencial de crescimento do setor no Brasil, que tem oferta inferior ao estado da Califórnia","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FArtigo_Logistica_Social_2026_6_02_11_54_37_1780412077.jpg","2026-06-02T11:39:16.000Z","2026-06-02T11:54:37.000Z",{"code":18},{"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":49,"label":1209,"translations":1483},[1484,1486,1488],{"label":1209,"slug":1220,"language":1485},{"code":13},{"label":1223,"slug":1224,"language":1487},{"code":18},{"label":1227,"slug":1228,"language":1489},{"code":23},[1491],{"name":171,"enName":171,"ptName":171,"iso2":1492},"BR",[1494],{"name":1495,"slug":1496,"image":1497,"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":1499},"\u002Fmercado-imobiliario\u002Fe-commerce-impulsiona-descentralizacao-do-parque-logistico-brasileiro",[1501,1502,1503,1504,1505,1506],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]