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brasileiro",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002Fruy-kameyama-novo-paradigma-gestao-operacoes-valuation-real-estate-brasileiro.webp","2026-04-17T00:00:00.000Z","2026-04-17T09:06:38.000Z",[1456],{"id":1457,"newsId":1447,"languageId":25,"title":1450,"subtitle":1458,"content":1459,"summary":1460,"takeaways":1461,"seoTagConversionId":8,"seoTag":8,"seoTitle":1462,"seoKeywords":1463,"seoDescription":1464,"seoAbstract":8,"seoImage":1465,"createdAt":1454,"updatedAt":8,"language":1466},4273,"A ascensão de perfis operacionais ao centro das decisões de investimento altera underwriting, governança de SPEs e a relação entre incorporadoras e investidores institucionais.","\u003Ch2>A tese operacional que reposiciona o real estate brasileiro\u003C\u002Fh2>\n\u003Cp>O mercado imobiliário brasileiro atravessa uma inflexão silenciosa, porém estrutural. Em um ambiente de Selic elevada ao longo de 2025 e 2026, o valuation passivo, aquele que depende sobretudo da valorização cíclica dos ativos, perdeu protagonismo. O foco migrou para a geração ativa de valor, ancorada em excelência operacional, disciplina de governança e capacidade de execução. Nesse contexto, a trajetória de Ruy Kameyama oferece um caso emblemático para compreender a reconfiguração de poder dentro do setor.\u003C\u002Fp>\n\u003Cp>Kameyama atuou como CEO da BRMalls de 2017 a 2023, período em que consolidou um perfil de liderança forjado na operação, tendo sido anteriormente COO da companhia. Atualmente integra o GRI Global Committee: Future Retail Chapter do GRI Institute, fórum que reúne líderes globais para debater o futuro do varejo físico e dos ativos comerciais. Sua saída recente da Azzas 2154, em abril de 2026, motivada por questões ligadas a complexidades de governança, ilustra com precisão o atrito que define esta nova fase do setor: a tensão entre a agilidade exigida pela execução operacional e a rigidez de estruturas corporativas tradicionais.\u003C\u002Fp>\n\u003Cp>Esse tensionamento revela algo maior do que um episódio corporativo isolado. Ele sinaliza que o mercado está recalibrando o que considera geração de valor, e quem são os executivos capazes de entregá-la.\u003C\u002Fp>\n\u003Ch2>Por que investidores institucionais passaram a valorizar o perfil operacional na liderança de ativos imobiliários?\u003C\u002Fh2>\n\u003Cp>Durante anos, o underwriting de empreendimentos imobiliários no Brasil privilegiou premissas macroeconômicas, projeções de cap rate e apostas em ciclos de valorização. O gestor de operações ocupava uma posição secundária na cadeia de decisão. Esse modelo funcionava razoavelmente bem em ambientes de juros cadentes, nos quais a compressão de cap rates gerava retornos mesmo com operações medianas.\u003C\u002Fp>\n\u003Cp>O cenário atual inverteu essa lógica. Segundo dados da UBS, publicados em fevereiro de 2026, os fundos de investimento imobiliário no Brasil apresentaram retorno médio positivo expressivo em 2025, mas esse resultado esteve diretamente vinculado à resiliência da gestão de ativos, e não a ganhos especulativos. A mesma fonte, em conjunto com o relatório Emerging Trends in Real Estate 2026 da PwC, aponta que a taxa básica de juros em patamar elevado ao longo de 2025 deslocou a origem dos retornos imobiliários: o foco passou de ganhos de valuation para performance operacional e crescimento orgânico de receita.\u003C\u002Fp>\n\u003Cp>Essa mudança estrutural faz com que investidores institucionais revisem seus critérios de alocação. A capacidade de um CEO ou de uma equipe executiva de otimizar receita por metro quadrado, reduzir vacância, renegociar contratos e implementar governança ativa em Sociedades de Propósito Específico (SPEs) tornou-se um fator determinante de risco e retorno. A excelência operacional deixou de ser um diferencial competitivo para se tornar condição de sobrevivência.\u003C\u002Fp>\n\u003Cp>O setor de shopping centers, área de especialidade de Kameyama, exemplifica bem essa transição. Segundo a Chambers and Partners, o segmento atingiu seu maior nível de ocupação desde 2019, um resultado que não decorre de expansão acelerada de área bruta locável, mas de gestão ativa de mix, curadoria de lojistas e estratégias de reposicionamento. Executivos com vivência profunda em operações são os arquitetos desse tipo de resultado.\u003C\u002Fp>\n\u003Cp>A competência operacional de um líder passou a integrar o próprio modelo de valuation. Investidores sofisticados já incorporam a qualidade da gestão como variável de desconto ou prêmio em suas análises de fluxo de caixa descontado.\u003C\u002Fp>\n\u003Ch2>Como a governança de SPEs precisa se adaptar para acomodar líderes de execução?\u003C\u002Fh2>\n\u003Cp>A saída de Kameyama da Azzas 2154, atribuída a complexidades de governança, coloca em evidência uma disfunção recorrente no mercado brasileiro. SPEs e grandes veículos de investimento imobiliário frequentemente operam com estruturas de governança desenhadas para controle, e não para performance. Conselhos sobrecarregados de representantes de cotistas, processos decisórios com múltiplas camadas de aprovação e conflitos de interesse entre sócios operadores e sócios financeiros criam um ambiente que penaliza justamente o tipo de liderança que o mercado agora demanda.\u003C\u002Fp>\n\u003Cp>A projeção da PwC, publicada no relatório Emerging Trends in Real Estate: Global 2026, é inequívoca: a consolidação do mercado reduzirá materialmente o número de empresas de gestão de ativos e patrimônio nos próximos anos, favorecendo plataformas com forte governança e robustos recursos operacionais. Plataformas que não conseguirem equilibrar controle e agilidade operacional perderão relevância.\u003C\u002Fp>\n\u003Cp>Isso exige uma revisão profunda da arquitetura de governança das SPEs brasileiras. O modelo prevalente, no qual o investidor institucional retém poder de veto sobre decisões operacionais cotidianas, gera fricção com executivos acostumados a ciclos rápidos de decisão. A consequência é previsível: os melhores gestores operacionais migram para estruturas que lhes conferem autonomia, e os veículos engessados ficam com lideranças menos qualificadas, gerando um círculo vicioso de destruição de valor.\u003C\u002Fp>\n\u003Cp>A solução passa por desenhar pactos de governança que deleguem autoridade operacional com mecanismos claros de accountability, em vez de concentrar decisões em comitês distantes da operação. Essa é uma fronteira que o mercado brasileiro ainda precisa cruzar de forma consistente.\u003C\u002Fp>\n\u003Ch2>O executivo como catalisador de mudança sistêmica\u003C\u002Fh2>\n\u003Cp>A trajetória de Kameyama encapsula uma transformação que transcende o individual. O mercado imobiliário brasileiro está assistindo à ascensão de uma classe de executivos cuja legitimidade deriva da capacidade comprovada de extrair valor operacional de ativos complexos. Esses líderes alteram a forma como incorporadoras estruturam parcerias, como fundos imobiliários selecionam gestores e como o risco construtivo e operacional é precificado.\u003C\u002Fp>\n\u003Cp>O Brazil GRI 2025, principal summit do GRI Institute no Brasil, dedicou parte significativa de sua agenda às transformações estruturais do real estate, incluindo o redesenho de ativos e a reconfiguração do acesso ao capital em ciclos voláteis. Temas como a relação entre execução operacional e geração de valor estiveram no centro das discussões, refletindo a percepção dos membros do GRI Institute de que o setor precisa de novas métricas e novos perfis de liderança.\u003C\u002Fp>\n\u003Cp>O cenário internacional reforça essa tese. Segundo a UBS, as condições globais devem permanecer construtivas para o Brasil em 2026, com a economia mundial mantendo crescimento próximo à média histórica, o que sustenta o fluxo de investimentos no setor imobiliário apesar dos juros altos. Para investidores estrangeiros que avaliam o mercado brasileiro, a presença de executivos com histórico operacional robusto na liderança de ativos funciona como fator de mitigação de risco.\u003C\u002Fp>\n\u003Cp>Iniciativas regulatórias também abrem frentes onde a capacidade operacional será decisiva. A Lei nº 14.273\u002F2021, o Marco Legal das Ferrovias, permite o desenvolvimento imobiliário atrelado a concessões ferroviárias, gerando oportunidades de receitas imobiliárias acessórias que exigem gestão integrada entre infraestrutura e real estate. Projetos dessa natureza demandam exatamente o tipo de liderança que combina visão estratégica com domínio da execução.\u003C\u002Fp>\n\u003Ch2>A nova equação de valor\u003C\u002Fh2>\n\u003Cp>Três conclusões emergem dessa análise com clareza.\u003C\u002Fp>\n\u003Cp>Primeira: a geração de valor no real estate brasileiro depende hoje, de forma inédita, da qualidade da liderança operacional. Em um ambiente de juros elevados e compressão limitada de cap rates, o executivo que entrega resultado operacional consistente é o principal ativo de uma plataforma imobiliária.\u003C\u002Fp>\n\u003Cp>Segunda: as estruturas de governança de SPEs e veículos de investimento precisam evoluir para acomodar líderes de execução com autonomia real. A consolidação prevista pela PwC punirá plataformas que não resolverem essa equação.\u003C\u002Fp>\n\u003Cp>Terceira: o mercado precisa desenvolver métricas de underwriting que incorporem formalmente a competência de gestão como variável de valuation. Enquanto essa dimensão permanecer subjetiva, haverá ineficiência na alocação de capital.\u003C\u002Fp>\n\u003Cp>Ruy Kameyama, com sua trajetória que vai da operação de shopping centers ao debate global no GRI Global Committee, representa a vanguarda dessa mudança. Sua participação ativa no ecossistema do GRI Institute reflete o papel que a instituição desempenha como espaço de convergência entre líderes que estão, na prática, redefinindo os fundamentos do setor.\u003C\u002Fp>\n\u003Cp>O real estate brasileiro já entrou em uma era onde o retorno se constrói metro a metro, contrato a contrato, decisão operacional a decisão operacional. Quem lidera essa construção define o valor do ativo.\u003C\u002Fp>\n","O artigo analisa uma inflexão estrutural no real estate brasileiro: em cenário de juros elevados, o valuation passivo perdeu relevância e a geração de valor passou a depender da excelência operacional. A trajetória de Ruy Kameyama — ex-CEO da BRMalls e membro do GRI Global Committee — exemplifica a ascensão de executivos operacionais ao centro das decisões de investimento.\n\nDados da UBS e da PwC confirmam que retornos em 2025 derivaram de gestão ativa, não de ganhos especulativos. O artigo argumenta que SPEs precisam reformar sua governança para dar autonomia a líderes de execução, sob risco de perder relevância na consolidação projetada do setor.","\u003Cul>\n\u003Cli>Com a Selic elevada em 2025-2026, o retorno imobiliário migrou de valorização cíclica para performance operacional e crescimento orgânico de receita.\u003C\u002Fli>\n\u003Cli>Investidores institucionais já incorporam a qualidade da gestão executiva como variável de prêmio ou desconto no valuation de ativos.\u003C\u002Fli>\n\u003Cli>Estruturas de governança de SPEs no Brasil penalizam líderes operacionais ao priorizar controle sobre performance, gerando fuga de talentos.\u003C\u002Fli>\n\u003Cli>A PwC projeta consolidação do setor, favorecendo plataformas com governança robusta e capacidade operacional.\u003C\u002Fli>\n\u003Cli>O mercado precisa de métricas de underwriting que formalizem competência de gestão como variável de valuation.\u003C\u002Fli>\n\u003C\u002Ful>\n","Ruy Kameyama e o novo paradigma do real estate","ruy kameyama, gri institute, gri institute brasil, valuation real estate brasil, governança spe imobiliário","Análise de como executivos de operações como Ruy Kameyama redefinem valuation, governança de SPEs e underwriting no mercado imobiliário brasileiro em cenário de juros elevados.","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002Fruy-kameyama-novo-paradigma-gestao-operacoes-valuation-real-estate-brasileiro-seo.jpg",{"code":18},{"id":25,"color":27,"translations":1468},[1469,1471,1473],{"title":26,"slug":30,"language":1470},{"code":13},{"title":37,"slug":38,"language":1472},{"code":18},{"title":33,"slug":34,"language":1474},{"code":23},[1476,1484,1492],{"id":65,"label":1231,"translations":1477},[1478,1480,1482],{"label":1231,"slug":1242,"language":1479},{"code":13},{"label":1245,"slug":1246,"language":1481},{"code":18},{"label":1249,"slug":1250,"language":1483},{"code":23},{"id":93,"label":1253,"translations":1485},[1486,1488,1490],{"label":1253,"slug":1264,"language":1487},{"code":13},{"label":1267,"slug":1268,"language":1489},{"code":18},{"label":1271,"slug":1272,"language":1491},{"code":23},{"id":136,"label":1051,"translations":1493},[1494,1496,1498],{"label":1051,"slug":1062,"language":1495},{"code":13},{"label":1065,"slug":1066,"language":1497},{"code":18},{"label":1069,"slug":1070,"language":1499},{"code":23},[1501],{"name":171,"enName":171,"ptName":171,"iso2":1502},"BR",[1504],{"name":1505,"slug":1506,"image":8,"order":115},"GRI Institute","gri-institute",{"pt-BR":1508},"\u002Fmercado-imobiliario\u002Fruy-kameyama-novo-paradigma-gestao-operacoes-valuation-real-estate-brasileiro",[1510,1511,1512,1513,1514,1515],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]