Fundos Imobiliários

Melhores Fundos Imobiliários de 2018

A quantidade de investidores que realizam a compra e venda de cotas de Fundos Imobiliários tem crescido de forma significativa no Brasil, principalmente após a redução da Taxa Selic. Muitos investidores optaram por encerrar os investimentos em renda fixa, buscando maiores retornos na renda variável, onde se encontram os Fundos Imobiliários. Neste artigo iremos analisar quais Fundos Imobiliários aumentaram a distribuição de renda (via aluguéis / rendimentos) para os seus respectivos cotistas, se transformando portanto no que elegemos como Melhores Fundos Imobiliários de 2018. Dividiremos os Fundos Imobiliários em seus respectivos segmentos, como universidades, shoppings, fundos de papel (que investem em dívidas lastreadas), fundos logísticos, industriais, hospitais, hotéis, fundos de fundos, escritórios e por fim agências bancárias, afim de compreender as mudanças de proventos em cada um dos segmentos / fiis.

Os fundos imobiliários podem ser um ótimo investimento e possuem muitas vantagens. Até pouco tempo atrás, as informações acerca dos fundos imobiliários era bastante limitada na internet, sendo este investimento conhecido apenas por pessoas mais ligadas à área de investimentos e empresas ligadas à imóveis empresariais. Com a difusão de notícias sobre os fundos imobiliários em canais do Youtube, blogs e sites de finanças, esta história começou a mudar. Atualmente, muitas pessoas já realizam suas compras mensais de cotas de fundos imobiliários, bem como utilizam as mesmas para realização de trades (processo de compra e venda de cotas visando o lucro no curto prazo), dada a liquidez que aumentou de forma significativa nos últimos meses. Iniciando a nossa lista proposta neste artigo, comparando as distribuições de cada um dos fundos imobiliários por segmento, destacaremos aqueles que tiveram maior aumento de renda (2016 em relação à 2017), sendo estes portanto considerados os melhores fundos imobiliários de 2018.

É importante observar os critérios que devem ser levados em conta antes de realizar a compra de um fundo imobiliário, não somente baseando-se na atual renda paga por cota, e nem mesmo pelas indicações dadas em fóruns e por analistas de investimentos. Veja a seguir os critério básicos para se escolher uma bom fundo imobiliário:

  • Conheça o fundo imobiliário que está comprando: É importante conhecer o imóvel que se está adquirindo, ou os imóveis que fazem parte do portfólio, para os fundos imobiliários de tijolos. Para os fundos de fundos, importante conhecer a respectiva carteira de fundos e demais aplicações impactantes. Por fim, nos fundos de papel, é imprescindível conhecer quais são as dívidas e respectivos lastros imobiliários que compõe a carteira.
  • Localização: Além de conhecer os detalhes do fundo imobiliário desejado, para os fundos de tijolos é muito importante saber a localização, pois, baseado nesta informação ficará mais fácil entender o potencial risco de uma desocupação. Como exemplificação temos que, um imóvel situado na Avenida Paulista em São Paulo terá maiores chances de locação do que um imóvel na cidade de Macaé (Rio de Janeiro). Conheça a localização de seus fundos imobiliários de tijolos.
  • Inquilinos: É imprescindível conhecer no geral quem são os inquilinos que ocupam os espaços em seus fundos imobiliários. Uma empresa que tenha ações na bolsa de valores permitirá que o investidor do fundo imobiliário acompanhe os seus fechamentos (trimestrais, anuais), acompanhando a saúde financeira, evitando ser pego de surpresa por uma falta de pagamento ou mesmo uma rescisão antecipada. Como exemplificação, um fundo imobiliário composto por vários imóveis e vários inquilinos tenderá a ser menos arriscado do que um fundo imobiliário que tenha apenas um imóvel e/ou apenas um inquilino.
  • Contratos: Os detalhes dos contratos são apresentados por todos os fundos imobiliários em seus respectivos relatórios gerenciais, e permitem ao investidor a ciência de quando haverá uma renegociação contratual e a previsão de término do mesmo. Temos inclusive dois tipos de contratos: Típicos: Basicamente possuem prazos estipulados para as revisionais do contrato (fase onde ocorre uma negociação entre inquilino e fundo imobiliário para definição dos valores), reajustes (em geral anuais), e a multa em caso de rescisão antecipada. Atípicos: Muito aplicado aos fundos imobiliários de agência bancária. Possuem alta perenidade e margem de segurança aos cotistas, pois basicamente obrigam o inquilino a pagar todo o valor do contrato, mesmo caso seja rompido em antecipação. Normalmente há um reajuste anual, seja pelo índice IGP-M ou o mais comum IPCA.
  • Gestão: É importante saber quem é o gestor do seu fundo imobiliário, bem como a sua maneira de gerir, afim de entender se está de acordo com os seus interessados como investidor. Podemos pontuar dois tipos de gestão: A gestão passiva, na qual os recursos financeiros já estão praticamente todos locados, os imóveis já estão definidos e pouco se muda em termos de estrutura do fundo. O principal ganho vem da renda constante dos imóveis já locados. Por fim, temos a gestão ativa, que busca reciclar o portfólio de tempos em tempos, procurando oportunidades de compra de imóveis mais interessantes e venda daqueles que a gestão já não julga mais estar de acordo com a proposta do fundo. Além dos ganhos com os aluguéis, também há ganhos potenciais de vendas de imóveis com lucro, mas é importante lembrar que pode haver prejuízo caso faça movimentos errados ou em momentos inadequados. É muito importante observar o histórico do gestor no fundo que você deseja comprar e também em outros fundos que ele administre para identificar a qualidade e verificar se o perfil deles está de acordo com o que você espera. Além disto, não se esqueça de ter sempre o CNPJ de seus Administradores, afinal, você não desejará ter dores de cabeça na hora de pagar o imposto de renda, correto? Neste artigo do site Informe de Rendimentos você pode conferir a lista completa: https://informederendimentos.com/cnpj-dos-fiis-e-administradoras-de-fundos-de-investimento-imobiliario/
  • Liquidez: De modo geral, a liquidez dos fundos imobiliários é muito inferior à das ações na bolsa de valores. Por outro lado, é muito superior à liquidez de um imóvel físico. Para vender um imóvel, você pode levar meses (ou até anos) para encontrar alguém disposto a pagar o valor de mercado. Caso você precise do dinheiro com certa agilidade, acabará tendo que vender com um grande desconto. Em relação a isso, ter fundos imobiliários é um paraíso, pois você pode vender em questão de segundos (claro que o preço nem sempre é o que você deseja, mas sempre há compradores) e você pode resgatar o valor no terceiro dia útil após a venda (liquidação em D+3). O problema da falta de liquidez em alguns fundos é que, caso você tenha vários milhares de reais em um desses fundos, dificilmente você conseguirá desfazer-se de toda a sua posição sem baixar bastante o preço. Por isso, para quem tem a intenção de vender as cotas no futuro, é importante escolher fundos com grande volume e número de negociações. Para quem deseja somente acumular e viver com a renda passiva, a liquidez não é tão essencial assim, mas é algo de que você deve estar ciente caso algum dia precise vender.

Melhores Fundos Imobiliários de 2018

A classificação a seguir foi determinada de acordo com a soma dos rendimentos pagos por cota nos 12 meses de 2016, comparados aos de 2016, portanto não caracteriza um indicador de qualidade ou indicação de compra para os respectivos fundos imobiliários. É uma classificação meramente didática, baseada nestes critérios. Cabe ao investidor realizar sua própria classificação tendo em vista os critérios citados anteriormente.

#1 – Segmento: Universidades

#1.1 – AEFI – Aesapar Fundo Imobiliário (+11,97%)

Melhores Fundos Imobiliários - Aesapar (AEFI11)
Melhores Fundos Imobiliários – Aesapar (AEFI11)

Como descrito no título acima, temos como fundos imobiliários do segmento universidades, os seguintes resultados:

  • Aesapar (AEFI): +11,97%.
  • Anhanguera Educacional (FAED): -5,96%.
  • Campus Faria Lima (FCFL): +8,41%.

Melhores Fundos Imobiliários de 2018 na categoria Universidades: Aesapar (AEFI) com valorização de rendimentos positiva de 11,97%, comparados os períodos de 2016 à 2017.

#2 – Segmento: Shoppings

#2.1 – FVPQ – Via Parque (+12,85%)

Melhores Fundos Imobiliários - Via Parque (FVPQ11)
Melhores Fundos Imobiliários – Via Parque (FVPQ11)
  • Via Parque (FVPQ): +12,85%.
  • Florianópolis Shopping Center (FLRP): +12,38%.
  • Parque Dom Pedro (PQDP): +12,31%.
  • Grande Plaza Shopping (ABCP): +8,77%.
  • Shopping Pátio Higienópolis (SHPH): +7,04%.
  • Shopping Center Piedade (SCPF): +4,88%.
  • General Shopping (FIGS): 0,00%.
  • CSHG Brasil Shopping (HGBS): -10,33%.
  • Shopping West Plaza (WPLZ): -11,03%.
  • Shopping Jardim Sul (JRDM): -32,52%.

Melhores Fundos Imobiliários de 2018 na categoria Shopping: Via Parque (FVPQ) com valorização de rendimentos positiva de 12,85%, comparados os períodos de 2016 à 2017.

#3 – Segmento: Papel (Recebíveis Imobiliários)

#3.1 – PLRI – Fundo Polo Recebíveis Imobiliários I (+11,48%)

Melhores Fundos Imobiliários - Polo Recebíveis Imobiliários (PLRI11)
Melhores Fundos Imobiliários – Polo Recebíveis Imobiliários (PLRI11)
  • Fundo Polo (PLRI): +11,48%.
  • CSHG Recebíveis Imobiliários (HGCR): -11,45%.
  • Polo Recebíveis Imobiliários II (PORD): -18,53%.
  • Rio Bravo Crédito Imobiliário II (RBVO): -20,16%.
  • Kínea Rendimentos Imobiliários (KNCR): -27,10%.
  • Fator Verita (VRTA): -32,05%.
  • BTG Pactual Fundo de CRI Excellence (FEXC): -52,63%.

Melhores Fundos Imobiliários de 2018 na categoria Papel: Fundo Polo Recebíveis Imobiliários I (PLRI) com valorização de rendimentos positiva de 11,48%, comparados os períodos de 2016 à 2017.

#4 – Segmento: Logístico

#4.1 – HGLG – CSHG Logística (0,00%)

Melhores Fundos Imobiliários - CSHG Logística (HGLG11)
Melhores Fundos Imobiliários – CSHG Logística (HGLG11)
  • CSHG Logística (HGLG): 0,00%.
  • Fundo RB Capital Renda I (FIIP): -2,91%.
  • SDI Logística Rio (SDIL): -8,09%.
  • Europar (EURO): -13,38%.
  • Caixa TRX Logística Renda (CXTL): -27,65%.
  • TRX Realty Logística Renda I (TRXL): -52,05%.

Melhores Fundos Imobiliários de 2018 na categoria Logística: CSHG Logística (HGLG) que conseguiu manter de forma similar a distribuição de rendimentos, comparados os períodos de 2016 à 2017.

Leia também:

#5 – Segmento: Indústria

#5.1 – FIIB – Industrial do Brasil (+6,65%)

Melhores Fundos Imobiliários - Industrial do Brasil (FIIB11)
Melhores Fundos Imobiliários – Industrial do Brasil (FIIB11)
  • Industrial do Brasil (FIIB): +6,65%.
  • TRX Realty Logística Renda I (CTXT): +4,14%.

Melhores Fundos Imobiliários de 2018 na categoria Indústria: Industrial do Brasil (FIIB), com valorização de rendimentos positiva de 6,65%, comparados os períodos de 2016 à 2017.

#6 – Segmento: Hospital

#6.1 – HCRI – Hospital da Criança (+5,89%)

Melhores Fundos Imobiliários - Hospital da Criança (HCRI11)
Melhores Fundos Imobiliários – Hospital da Criança (HCRI11)
  • Hospital da Criança (HCRI): +5,89%.
  • Hospital Nossa Senhora de Lourdes (NSLU): -9,50%.

Melhores Fundos Imobiliários de 2018 na categoria Hospital: Hospital da Criança (HCRI), com valorização de rendimentos positiva de 5,89%, comparados os períodos de 2016 à 2017.

#7 – Segmento: Hotel

#7.1 – FLMA – Square Faria Lima (-13,08%)

Melhores Fundos Imobilários - Square Faria Lima (FLMA11)
Melhores Fundos Imobilários – Square Faria Lima (FLMA11)
  • Square Faria Lima (FLMA): -13,08%.
  • Fundo Hotel Maxinvest (HTMX): -15,85%.

Melhores Fundos Imobiliários de 2018 na categoria Hotel: Square Faria Lima (FLMA), com desvalorização nos rendimentos de 13,08%, comparados os períodos de 2016 à 2017. Posto que a segunda opção (HTMX) teve desvalorização de -15,85%, fica elegido o Square Faria Lima como melhor fundo imobiliário nesta categoria.

#8 – Segmento: Fundos de Fundos

#8.1 – BPFF – Brasil Plural Absoluto Fundos de Fundos (-2,74%)

Melhores Fundos Imobiliários - Brasil Plural Absoluto (BPFF11)
Melhores Fundos Imobiliários – Brasil Plural Absoluto (BPFF11)
  • Brasil Plural Absoluto (BPFF): -2,74%.
  • CSHG TOP FOF II 2 (FOFT): -7,68%.
  • Caixa Rio Bravo (CXRI): -9,79%.
  • BTG Fundo de Fundos (BCFF): -11,81%.
  • CSHG TOP FOF II (TFOF): -13,25%.
  • Fator IFIX (FIXX): -13,33%.
  • Bradesco Carteira Imobiliária (BCIA): -14,37%.

Melhores Fundos Imobiliários de 2018 na categoria Fundo de Fundos: Brasil Plural Absoluto (BPFF), com desvalorização nos rendimentos de -2,74%, comparados os períodos de 2016 à 2017. Posto que as demais opções tiveram ainda maiores desvalorizações, elege-se portanto o Brasil Plural Absoluto como melhor fundo imobiliário nesta categoria.

#9 – Segmento: Agências Bancárias

#9.1 – BBPO – BB Progressivo II (+9,54%)

Melhores Fundos Imobiliários - BB Progressivo II (BBPO11)
Melhores Fundos Imobiliários – BB Progressivo II (BBPO11)
  • BB Progressivo II (BBPO): +12,85%.
  • Santander Agências (SAAG): +6,66%.
  • Agências Caixa (AGCX): -2,83%.
  • BB Renda Corporativa (BBRC): -3,99%.

Melhores Fundos Imobiliários de 2018 na categoria Agências Bancárias: BB Progressivo II (BBPO), com valorização de rendimentos positiva de 12,85%, comparados os períodos de 2016 à 2017.

#10 – Segmento: Comerciais

#10.1 – MAXR – Max Retail (+21,09%)

Melhores Fundos Imobiliários - Max Retail (MAXR11)
Melhores Fundos Imobiliários – Max Retail (MAXR11)
  • Max Retail (MAXR): +21,09%.
  • RB Capital Renda II (RBRD): +3,64%.
  • RB Capital Renda I (FIIP): -2,91%.

Melhores Fundos Imobiliários de 2018 na categoria Comerciais: Max Retail (MAXR), com valorização de rendimentos positiva de 21,09%, comparados os períodos de 2016 à 2017.

#11 – Segmento: Escritórios

#110.1 – ONEF – The One (+43,88%)

Melhores Fundos Imobiliários - The One (ONEF11)
Melhores Fundos Imobiliários – The One (ONEF11)
  • The One (ONEF): +43,88%.
  • Edifício Almirante Barroso (FAMB): +16,77%.
  • BB Fundo de Investimento Imobiliário Progressivo (BBFI): +21,09%.
  • Rio Bravo Renda Corporativa (FFCI): +8,73%.
  • Caixa Cedae (CXCE): +7,46%.
  • Kínea Renda Imobiliária (KNRI): 0,00%.
  • CSHG JHSF Prime Offices (HGJH): -3,23%.
  • XP Corporate Macaé (XPCM): -5,33%.
  • CSHG Real Estate (HGRE): -5,48%.
  • Castelo Branco Office Park (CBOP): -7,15%.
  • Vila Olímpia Corporate (VLOL): -12,63%.
  • TB Office (TBOF): -13,25%.
  • Projeto Água Branca (FPAB): -18,39%.
  • Rio Negro (RNGO): -20,19%.
  • VBI FL (FVBI): -21,29%.
  • Brascan Lajes Corporativas (BMLC): -28,24%.
  • Torre Norte (TRNT): -29,93%.
  • SP Downtown (SPTW): -31,27%.
  • Cenesp (CNES): -32,61%.
  • Mercantil do Brasil (MBRF): -33,03%.
  • BB Votorantim Cidade Jardim Continental Tower (BBVJ): -38,54%.
  • Presidente Vargas (PRSV): -46,71%.
  • Fundo Torre Almirante (ALMI): -52,79%.
  • BTG Pactual Corporate Office Fund (BRCR): -54,44%.
  • Memorial Office (FMOF): -64,11%.
  • Edifício Galeria (EDGA): -67,86%.

Finalizando o artigo, não deixe de conferir este super vídeo do Nod, do time do site do Bastter, falando bastante sobre o fundo imobiliário MXRF (Max Renda), propiciando uma boa noção da análise que deve ser feita antes de optar pela compra de um fundo imobiliário!

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