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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 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Brasil",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002Fca2272ad0e5ea068bf5faedea7ca48f6ab2c287e7cdc2a06eb2191fccdb52a4d.webp","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002Febd62697898b2a5104a87fe74133fd7bc44d2b2b0ba6fd5c2193d8c53ed585fd.webp","2026-09-25T00:00:00.000Z","GRI Institute","#fcfcfc","2026-09-25T13:16:38.000Z","2026-09-25T14:07:00.000Z",[1460],{"id":1461,"newsId":1447,"languageId":25,"title":1450,"subtitle":1462,"content":1463,"summary":8,"takeaways":1464,"seoTagConversionId":8,"seoTag":8,"seoTitle":1465,"seoKeywords":1466,"seoDescription":1462,"seoAbstract":8,"seoImage":1467,"createdAt":1458,"updatedAt":8,"language":1468},5516,"Com cerca de 15 mil unidades no país contra 50 mil no Chile, operadores destacam o alto custo de capital","\u003Cp>Membros do GRI Institute se reuniram no escritório da Brookfield Asset Management, em São Paulo, para debater os caminhos para escalar a tese multifamily no Brasil. Líderes de grandes empresas do setor, de investidores institucionais a operadores, participaram da mesa-redonda. \u003C\u002Fp>\u003Cp>De um lado, as forças estruturais que sustentam a tese de locação residencial profissionalizada são certas: a inacessibilidade crescente da casa própria, o custo de construção elevado, a urbanização concentrada em grandes centros e uma taxa de domicílios alugados que, só na cidade de São Paulo, ultrapassa 30%. \u003C\u002Fp>\u003Cp>De outro, o ambiente macroeconômico, o custo de capital e limitações operacionais concretas impedem que o setor ganhe a escala que o tamanho do mercado potencial brasileiro sugere, especialmente quando comparado ao que existe em outros países.\u003C\u002Fp>\u003Cp>\u003Ca href=\"https:\u002F\u002Fwww.griinstitute.org\u002Frealestate\u002Fevent\u002Fbrazil-gri-2026_5220\" target=\"_blank\" rel=\"noopener noreferrer\">\u003Cstrong>\u003Cem>As perspectivas para o multifamily serão destaque da programação do Brazil GRI 2026.\u003C\u002Fem>\u003C\u002Fstrong>\u003C\u002Fa>\u003C\u002Fp>\u003Cp>O Chile é a referência latino-americana mais citada quando se debate a tese multifamily. Santiago, com cerca de 6 milhões de habitantes, concentra aproximadamente 50 mil unidades de locação profissionalizada. São Paulo, com o dobro da população, tem algo em torno de 15 mil. A diferença não se explica por falta de demanda, mas por condições de viabilidade econômica.\u003C\u002Fp>\u003Cp>No Chile, a previdência privada gera um fluxo de capital institucional local que investe fortemente em imóveis residenciais para renda. Seguradoras precisam alocar recursos em moeda local e têm apetite por ativos imobiliários. No Brasil, de forma oposta, seguradoras quase não investem em imóveis. \u003C\u002Fp>\u003Cp>O custo de financiamento chileno gira em torno de IPCA + 4%, enquanto no Brasil as fontes disponíveis partem de IPCA +9-10%, ou CDI + 10%. Para fechar a conta de um projeto multifamily no Chile, o operador precisa entregar um retorno sobre custo na faixa de 6% a 6,5%. No Brasil, esse número precisa chegar a 10%, e investidores parceiros demandam retornos alavancados de até 25%.\u003C\u002Fp>\u003Cp>A convicção entre os participantes é de que o Brasil vai ultrapassar o Chile em número de unidades, mas o horizonte temporal permanece incerto: três, cinco ou sete anos, a depender da trajetória de juros e do amadurecimento do mercado de capitais local.\u003C\u002Fp>\u003Cp>\u003Cstrong>\u003Cem>Leia também: \u003C\u002Fem>\u003C\u002Fstrong>\u003Ca href=\"https:\u002F\u002Fnews.griinstitute.org\u002Fpt\u002Fmercado-imobiliario\u002Fgri-institute-realiza-imersao-em-multifamily-no-chile\" target=\"_blank\" rel=\"noopener noreferrer\">\u003Cstrong>\u003Cem>GRI Institute realiza imersão no multifamily do Chile\u003C\u002Fem>\u003C\u002Fstrong>\u003C\u002Fa>\u003C\u002Fp>\u003Ch2>São Paulo domina, e concorrência com mercado informal é obstáculo\u003C\u002Fh2>\u003Cp>A tese multifamily no Brasil é, em larga medida, uma tese paulistana. O centro expandido da cidade, onde 20% da população mora e 80% dos empregos qualificados estão concentrados, é o território preferencial dos investidores institucionais e operadores de médio e alto padrão. Um dos executivos relatou operar 19 prédios nesses bairros, com cerca de 2 mil apartamentos e mais cinco empreendimentos em desenvolvimento, mas projeta um crescimento de apenas 50% nos próximos três a quatro anos, limitado pela dificuldade de aquisição de terrenos.\u003C\u002Fp>\u003Cp>Os preços de terrenos em bairros como Itaim dobraram durante a pandemia, período em que a Selic a 2% gerou o que um executivo chamou de \"ciclo artificial\", com compra massiva e lançamento de unidades para venda a investidores individuais. Essas unidades continuam sendo entregues e criam um mercado paralelo que pressiona a ocupação dos empreendimentos profissionalizados. \u003C\u002Fp>\u003Cp>Dos 14 prédios que deveriam estar estabilizados em um dos portfólios discutidos, a ocupação oscila entre 70% e 94% em intervalos de apenas três meses, ao sabor da oferta de estúdios colocados por investidores individuais que aceitam alugar abaixo do preço de equilíbrio para evitar o custo de vacância.\u003C\u002Fp>\u003Cp>Essa volatilidade depõe contra a consistência que o mercado de capitais exige para tratar o multifamily como classe de ativos madura. Conforme resume um executivo: \"Se pegar os nossos retornos e comparar com a Selic, é melhor fechar a loja. Mas isso vale para qualquer setor atualmente.\"\u003C\u002Fp>\u003Ch2>Fora de SP, escassez de oferta é o principal argumento\u003C\u002Fh2>\u003Cp>Se em São Paulo o excesso de oferta de estúdios para investidores individuais atrapalha, fora da capital paulista o cenário é oposto. Participantes relatam que prédios abertos em outras cidades atingiram ocupação de quase 40% nos primeiros 15 dias de operação. Em Campinas, uma rede varejista internacional alugou cerca de 50 apartamentos para alojar executivos em processo de expansão. Em Curitiba, um prédio inteiro está 100% locado para uma universidade.\u003C\u002Fp>\u003Cp>A explicação é simples: moradia de qualidade, mobiliada e com infraestrutura funcional praticamente não existe nessas praças. Quem precisa passar seis meses em Curitiba por razões profissionais encontra, no mercado tradicional, imóveis com mobília precária, sem internet instalada e sem padrão mínimo de acabamento. Quando um produto profissionalizado entra, a absorção é imediata. Um operador com presença em oito cidades brasileiras afirmou que pretende expandir para o Centro-Oeste, enquanto considera o Nordeste mais desafiador no curto prazo.\u003C\u002Fp>\u003Cp>A condição para que a expansão funcione, no entanto, é a existência de um polo gerador de demanda corporativa ou institucional. Cidades com perfil predominantemente residencial ou turístico apresentam dinâmicas distintas que nem sempre se encaixam no modelo de locação de longa permanência. \u003C\u002Fp>\u003Ch2>Níveis de renda e tempo de permanência\u003C\u002Fh2>\u003Cp>Operadores de alto padrão relatam vacância virtualmente zero em unidades grandes. Um apartamento de 431 metros quadrados, com aluguel mensal superior a R$ 100 mil, ficou vago apenas 15 a 20 dias no ano e acaba de receber um contrato de mais de dois anos, segundo um executivo presente. A oferta desse tipo de ativo é tão escassa que a demanda se mantém consistente.\u003C\u002Fp>\u003Cp>No entanto, o alto padrão tem um teto natural de escala. Um operador com cinco prédios em operação e o sexto previsto para maio do ano que vem reconhece que o modelo de serviço completo, com arrumação diária e café da manhã, limita o crescimento. O prédio ideal tem cerca de 8 mil metros quadrados para diluir custos fixos, mas terrenos desse porte são cada vez mais raros em São Paulo. A saída é adaptar o pacote de serviços para prédios menores.\u003C\u002Fp>\u003Cp>Para escalar de verdade, a convergência aponta para a necessidade de descer na pirâmide de renda. Projetos de renda média exigem padronização rigorosa e controle de custo de desenvolvimento. Um operador com presença internacional descreveu a evolução do próprio portfólio: o primeiro empreendimento seguia um modelo mais sofisticado, com mais serviços; os seguintes vieram com foco em controlar custo de condomínio e aproximar o pacote de locação da faixa acessível, ampliando o público-alvo e acelerando a estabilização.\u003C\u002Fp>\u003Cp>Além da renda, o debate passa pela duração característica da tese multifamily, e a conclusão é que não existe fórmula mágica. Um operador com experiência internacional descreve a estratégia de usar até 30% das unidades para locação de curta permanência nos primeiros 12 meses de operação, reduzindo o déficit do período de estabilização, e depois comprimir essa fatia para 5% à medida que a locação de longa permanência atinge 40% de ocupação - entregando rentabilidade cerca de 20% superior ao short stay, segundo um estudo divulgado na mesa-redonda. \u003C\u002Fp>\u003Cp>Outro operador afirma ter experimentado locações mensais e desistido; os intervalos entre contratos geravam uma \"caixa de vacância\" insustentável. A conclusão é que, se a opção for por períodos curtos, é melhor operar em regime diário, assumindo a complexidade hoteleira, do que ficar no meio-termo. \u003C\u002Fp>\u003Cp>Para operadores de serviço completo, a locação mínima de 12 meses é o padrão, com locações médias de 5 a 6 meses em modelos mais enxutos.\u003C\u002Fp>\u003Cp>O ponto de equilíbrio operacional, segundo os participantes, é atingido com cerca de 30% de ocupação, quando a receita passa a cobrir o custo de condomínio das unidades vagas. Mas o retorno sobre capital depende fundamentalmente do horizonte do investidor. Fundos de pensão permitem processos de criação de valor mais longos, enquanto capital com saída prevista em cinco anos dificilmente se sustenta apenas com long stay. \u003C\u002Fp>\u003Ch2>Mão de obra é um problema estrutural\u003C\u002Fh2>\u003Cp>A escassez de mão de obra operacional é tratada pelos participantes como gargalo estrutural. Um operador de alto padrão mantém permanentemente 50 vagas abertas em São Paulo, sem conseguir preenchê-las. Recepção, arrumação, café da manhã - funções essenciais ao modelo de serviço completo - enfrentam dificuldade crônica de contratação na cidade que, segundo os próprios executivos, tem a melhor oferta de mão de obra do país. A perspectiva de expandir para outras praças torna o problema ainda mais agudo \u003C\u002Fp>\u003Cp>Assim, a tecnologia aparece como resposta consensual: \"Com cinco prédios, funciona sem tecnologia. Com 10, 15, 20, não funciona mais.\" A visão compartilhada é de que a tecnologia define se o projeto ganha ou perde dinheiro, especialmente quando a operação precisa escalar sem multiplicar proporcionalmente o quadro de pessoal.\u003C\u002Fp>","\u003Cul>\u003Cli>O Brasil tem cerca de 15 mil unidades multifamily em operação, contra 50 mil no Chile, mas o potencial de expansão é considerado enorme, condicionado à redução do custo de financiamento e à estabilidade macroeconômica.\u003C\u002Fli>\u003Cli>A escassez de mão de obra operacional já é um gargalo estrutural e a tecnologia embarcada nos empreendimentos é apontada como a principal alavanca para viabilizar a escala do setor.\u003C\u002Fli>\u003Cli>Operadores convergem na visão de que o foco de comunicação do setor precisa migrar do investidor para o inquilino, reforçando a proposta de valor da moradia profissionalizada frente ao mercado informal.\u003C\u002Fli>\u003C\u002Ful>","Executivos debatem gargalos que travam o multifamily","multifamily,mercado de capitais,brasil","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F43eb5f916ad18e25b028b98f1bcbe8998618e331ba49240839268ff48b16582e.webp",{"code":18},{"id":25,"color":27,"translations":1470},[1471,1473,1475],{"title":26,"slug":30,"language":1472},{"code":13},{"title":37,"slug":38,"language":1474},{"code":18},{"title":33,"slug":34,"language":1476},{"code":23},[1478],{"id":47,"label":1297,"translations":1479},[1480,1482,1484],{"label":1297,"slug":1308,"language":1481},{"code":13},{"label":1311,"slug":1312,"language":1483},{"code":18},{"label":1315,"slug":1316,"language":1485},{"code":23},[1487],{"name":171,"enName":171,"ptName":171,"iso2":1488},"BR",[1490],{"name":1491,"slug":1492,"image":1493,"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":1495},"\u002Fmercado-imobiliario\u002Fexecutivos-debatem-gargalos-que-travam-o-multifamily-no-brasil",[1497,1498,1499,1500,1501,1502],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]