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capitais",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F1859x559_px_Top_[12]_2025_10_17_13_52_13_1760719933.webp","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F1920x1080_px_Cover_[12]_2025_10_17_13_52_13_1760719933.webp","2025-10-17T00:00:00.000Z","GRI Institute",1566,"2025-10-17T11:53:47.000Z","2025-11-04T13:52:52.000Z",[1460],{"id":1461,"newsId":1447,"languageId":25,"title":1450,"subtitle":1462,"content":1463,"summary":8,"takeaways":8,"seoTagConversionId":8,"seoTag":8,"seoTitle":1464,"seoKeywords":1465,"seoDescription":1466,"seoAbstract":8,"seoImage":1467,"createdAt":1468,"updatedAt":1469,"language":1470},2871,"Desafios regulatórios e jurídicos são centrais no avanço do modelo inovador de financiamento","O debate atual sobre a \u003Cstrong>tokenização de ativos imobiliários\u003C\u002Fstrong> no Brasil organiza-se em três eixos centrais: a atuação regulatória da Comissão de Valores Mobiliários (CVM), a segurança jurídica assegurada pelo Registro de Imóveis e o potencial de desenvolvimento do mercado de financiamento.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cstrong>Uma ponte entre o setor imobiliário e o mercado de capitais\u003C\u002Fstrong>\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA tokenização vem sendo utilizada como instrumento de fomento no setor, com propostas que envolvem redução de custos de intermediação, ampliação do acesso a capital e criação de alternativas para financiar projetos e, gradualmente, o mutuário final.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nAtualmente, os ativos imobiliários representam cerca de 4,1% do mercado de capitais brasileiro, estimado em R$ 16,6 trilhões. Um ponto recorrente no debate é o financiamento ao mutuário, tradicionalmente concentrado em grandes bancos e ancorado no funding da poupança.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nCom a retração desse funding, ganham relevância estruturas de mercado de capitais como CRI (Certificado de Recebíveis Imobiliários), LCI (Letra de Crédito Imobiliário) e dívidas lastreadas em recebíveis. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nNesse contexto, a tokenização é discutida como mecanismo para simplificar originação, distribuição e pós-negociação, com potencial de reduzir o custo total de captação e, por consequência, a taxa ao tomador.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA aplicação mais frequente até o momento ocorre no financiamento ao pequeno e médio incorporador via crowdfunding, por meio de tokens de dívida. Nesses casos, observa-se acesso a recursos com maior governança e preços mais competitivos em relação a fontes informais, inclusive operações em patamar de CDI (Certificado de Depósito Interbancário) + 8%, conforme o risco e a estrutura.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nNo curto prazo, discute-se a organização da dívida para financiar empreendedores e projetos, destravar cronogramas e formar histórico para estruturas mais amplas. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nÀ medida que ganham escala, padronização e trilhas de auditoria, iniciativas de tokenização são avaliadas como possíveis vetores de migração gradual de funding do sistema bancário para o mercado de capitais, com atenção à segurança jurídica e à experiência do investidor.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cstrong>Desafios na regulamentação de tokens\u003C\u002Fstrong>\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA CVM tem atuado para orientar o avanço da tokenização, buscando dar clareza ao mercado sem frear a inovação. O principal desafio regulatório é definir quando um token de ativo imobiliário se enquadra como valor mobiliário e, portanto, passa à competência da autarquia.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA referência para esse enquadramento é o Parecer de Orientação 40, de outubro de 2022, que consolidou o entendimento sobre a aplicação dos critérios de Contrato de Investimento Coletivo (CIC). \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEsses critérios permitem distinguir, por exemplo, um token que apenas representa digitalmente um imóvel - e que não atrairia automaticamente a CVM - de outro que confere expectativa de benefício econômico decorrente do esforço de terceiros.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPara lidar com o volume crescente de tokens de renda fixa e de recebíveis imobiliários, a autarquia adota o regime de crowdfunding, previsto na Resolução CVM 88, como mecanismo regulatório mais suave. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA estratégia viabiliza captações para novos empreendedores - o mercado de dívida via crowdfunding cresceu mais de 25 vezes, de R$ 130 milhões para uma projeção de R$ 5 bilhões no ano - e, ao mesmo tempo, preserva o espaço do mercado do “Fácil”, destinado a companhias de pequeno porte com faturamento de até R$ 500 milhões.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nContudo, a regra de crowdfunding não é plenamente aderente aos tokens de renda fixa e vem sendo revisitada. As discussões buscam simplificar a jornada do investidor e aprimorar a norma para permitir o acesso de um número maior de empresas.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cstrong>A linha fina entre direito pessoal e direito real\u003C\u002Fstrong>\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO debate central na indústria é definir o que exatamente está sendo tokenizado: direitos pessoais\u002Fobrigacionais, como dívida e recebíveis, ou direitos reais, como a própria propriedade do imóvel.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA tokenização de direitos pessoais é amplamente aceita, com paralelos em instrumentos como CRI, cédulas imobiliárias e fundos de investimento. O risco surge quando se tenta aplicar um regime típico de bens móveis à transferência de imóveis - ou de direitos que se reconvertem em propriedade - sem observar a liturgia do Registro de Imóveis.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEspecialistas lembram que o sistema brasileiro de Registro de Imóveis é altamente protetivo, pois assegura a posição do titular e do adquirente com base em cinco elementos: clareza, assessoramento técnico-jurídico, depuração documental conforme a lei, presunção e responsabilidade - incluindo a responsabilização estatal em caso de erro na cadeia registral. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nAo afastar esses mecanismos em um modelo tokenizado sem a adequada intervenção de profissionais do direito, aumenta-se o risco de nulidade em eventual apreciação judicial.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA diretriz prática tem sido: se o direito tokenizado se comporta como direito real, deve receber tratamento jurídico equivalente, ainda que seja apresentado formalmente como direito pessoal.\u003Cbr \u002F>\r\n ","Tokenização imobiliária cresce com acesso ao crowdfunding","gri institute, real estate,  mercado imobiliário, token, tokenização, crowdfunding, financiamento, funding, CVM, comissão de valores mobiliários, registro de imóveis, inovação, direito pessoal, propriedade, mercado de capitais, mercado financeiro, jurídico","Em roundtable do GRI Institute, líderes debatem atuação regulatória da Comissão de Valores Mobiliários (CVM), segurança jurídica assegurada pelo Registro de Imóveis e o potencial inovador dos tokens no desenvolvimento do mercado de financiamento","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002F500x500_px_Social_[17]_2025_10_17_13_52_33_1760719953.jpg","2025-10-17T12:03:26.000Z","2025-11-04T13:52:40.000Z",{"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},[1480,1488,1496,1504],{"id":65,"label":1231,"translations":1481},[1482,1484,1486],{"label":1231,"slug":1242,"language":1483},{"code":13},{"label":1245,"slug":1246,"language":1485},{"code":18},{"label":1249,"slug":1250,"language":1487},{"code":23},{"id":81,"label":1359,"translations":1489},[1490,1492,1494],{"label":1359,"slug":1370,"language":1491},{"code":13},{"label":1373,"slug":1374,"language":1493},{"code":18},{"label":1377,"slug":1378,"language":1495},{"code":23},{"id":93,"label":1253,"translations":1497},[1498,1500,1502],{"label":1253,"slug":1264,"language":1499},{"code":13},{"label":1267,"slug":1268,"language":1501},{"code":18},{"label":1271,"slug":1272,"language":1503},{"code":23},{"id":136,"label":1051,"translations":1505},[1506,1508,1510],{"label":1051,"slug":1062,"language":1507},{"code":13},{"label":1065,"slug":1066,"language":1509},{"code":18},{"label":1069,"slug":1070,"language":1511},{"code":23},[1513],{"name":171,"enName":171,"ptName":171,"iso2":1514},"BR",[1516],{"name":1517,"slug":1518,"image":1519,"order":115},"Isabella Toledo","isabella-toledo","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews_author\u002FIsabella_Toledo_GRI_Institue_Profile_Pic_2025_11_04_10_40_03_1762263603.jpg",{"pt-BR":1521},"\u002Fmercado-imobiliario\u002Ftokenizaco-imobiliaria-cresce-com-acesso-ao-crowdfunding-e-mercado-de-capitais",[1523,1524,1525,1526,1527,1528],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]