(Management: Capitânia Capital · Administration: Vórtx DTVM)
Segment: Logistics (Brick AAA with active management and BTS development) · Price R$ 10.95 · P/BV 1.0224 · BV/unit R$ 10.71 · Net assets R$ 604 Mi · 5,496 unitholders · 3 assets
CPLG11 (Capitânia Logística Fundo de Investimento Imobiliário) is a Brazilian REIT in the Logistics (Brick AAA with active management and BTS development) segment. (Management: Capitânia Capital · Administration: Vórtx DTVM)
Capitânia logistics fund with 3 AAA warehouses 100% leased to Mercado Livre and Amazon; two under BTS construction (delivery Dec/26 and Apr/27) and one completed. Note: cash earnings cover only 33% of the distribution — the fund is using reserves to maintain the dividend.
This page gathers the factual snapshot of CPLG11 in 2026: what the fund is, what it invests in, what it charges, who manages it and how it got here. Opinion, score and recommendation live in the analysis; payout calendar and projections live in dividends.
Management: Capitânia Investimentos (Capitânia Capital S.A.).
Capitânia Investimentos (managed by Capitânia Capital S.A., CNPJ 41.793.345/0001-27) is one of the most traditional independent managers in the Brazilian structured credit and real estate market, with a 22-year history, R$ 21.4 billion under management (May/2026), 66 funds, and over 540 thousand investors. It holds an MQ1.br quality rating issued by Moody's. Members of the Credit and Real Estate committees have worked together for an average of 18 years, with low turnover — a sign of institutional stability.
In CPLG11, the manager applies a capital gain strategy across short cycles, prioritizing AAA built-to-suit logistics warehouses for top-tier tenants (Mercado Livre, Amazon) and opportunistically divesting as soon as assets mature. In the 1st cycle (2023-2025), it allocated R$ 558.8M in equity, executed R$ 742.5M in sales, and generated R$ 101.9M in capital gains with an IRR above 19% p.a.. Administration and custody are provided by Vórtx DTVM. The firm's fund family includes CPTS11 (credit), CPOF11 (office buildings), CPSH11 (shopping malls), CPUR11 (urban income), and CPHF11 (hedge fund).
See our analysis of Capitânia Investimentos (Capitânia Capital S.A.) →
Units trade at a 4% premium to book value (P/BV of 1.04 as of Jun/2026). The premium contracted from 9% in May/26 to 4%, driven by the asset revaluation of CPLG Imigrantes SBC (+~R$ 0.44/unit). For a 100% leased fund with investment grade tenants, the residual premium is justified by contract quality; it is sustained by successful project execution.
last close R$ 10.95 · all-time low R$ 10.00 · high R$ 13.15 · book value per unit R$ 10.71.
Average daily volume (21 sessions) of R$ 47,132 · 12-month average of R$ 38,574.
Very low liquidity — CPLG11 is a young fund (Oct/2023) with a growing unitholder base. A R$ 100k position requires ~2 days to liquidate at 20% of volume; R$ 500k requires 10+ days. Institutional investors or those with large positions should factor in the exit cost.
CPLG11 is one of the few brick-and-mortar FIIs to have executed a complete cycle of acquisition, appreciation, and sale in just over two years, generating R$ 101.9M in capital gains with an average IRR above 19% p.a. — well above the IFIX over the period. Since inception (Oct/2023), the adjusted book value per unit has returned 29.3% and the adjusted market unit price has returned 37.9%, compared to 21.3% for the IFIX and 31.2% for the net CDI. With the 5th offering converted in Apr-May/2026 and a portfolio of three warehouses 100% leased to Mercado Livre and Amazon, the challenge now is to deliver the construction projects and stabilize recurring income.
| Period | What happened |
|---|---|
| IPO | Fund inception on 09/29/2023, with the first capital call on 10/31/2023. Units issued at R$ 10.00. Administration by Vórtx DTVM, management by Capitânia. |
| 1º CICLO — AQUISIÇÕES | The manager invests in 5 AAA logistics assets: BTS Meli Cravinhos (Dec/23), CPLG Mauá (Jul/24), CPLG Osasco (Aug/24), CPLG Meli Curitiba/Araucária (Sep/24), and CPLG SBC Imigrantes (Sep/24). |
| 1º CICLO — DESINVESTIMENTOS | Sales of Meli Cravinhos, Meli Curitiba, Mauá, and Osasco. Close of the 1st cycle with R$ 742.5M in sales and R$ 101.9M in capital gains (average IRR above 19% p.a.). CRIs paid off — leverage eliminated. |
| BTS MERCADO LIVRE (JACAREÍ) | On 02/27/2026, the fund signed an atypical lease contract (BTS) with Mercado Livre for the development of CPLG Meli Jacareí (SP): a 134,257 sqm AAA warehouse, 100% leased for 12 years with IPCA adjustment. Conditions precedent met on 03/13/2026. |
| BTS AMAZON (SÃO JOSÉ DOS PINHAIS) | On 03/10/2026, the fund signed an atypical lease contract with Amazon for the development of CPLG Amazon SJP (PR): a 60,705 sqm AAA warehouse, 100% leased for 10 years with IPCA adjustment. |
| 5ª EMISSÃO + IMIGRANTES 100% LOCADO | Conversion of receipts from the 5th unit offering — the fund grows to 56.4M units and 5,398 unitholders. On 05/27/2026, CPLG SBC Imigrantes is 100% leased to Mercado Livre under a 5-year standard lease with IPCA adjustment, bringing physical and financial vacancy in the portfolio to zero. |
| REAVALIAÇÃO + PORTFÓLIO ESTABILIZADO | Portfolio of 3 AAA warehouses (Jacareí and SJP under construction, Imigrantes completed and leased), 0% vacancy, NAV of R$ 610M, unleveraged. Asset revaluation of Imigrantes SBC added +R$ 0.44/unit to book value (now R$ 10.84). Units at R$ 11.32 (P/NAV 1.04), dividend yield 13.49% p.a. Cash earnings of R$ 0.04/unit — distributions supported by reserves while assets under construction do not genera |
| ATUAL — 6ª EMISSÃO (EM ANDAMENTO) | On 08/04/2026, management approved the 6th unit offering: up to R$ 300M (27.7M new units at R$ 10.84/unit — practically at book value). The fund offers preemptive rights to unitholders (factor 0.49153 — ~49 new units per 100 existing), without assignment and without a surplus period. Capital is expected to fund the 3rd BTS development cycle. |