(formerly GALG11 — Guardian Logística)
Segment: Hybrid Brick-and-Mortar · Price R$ 8.23 · P/BV 0.9034 · BV/unit R$ 9.11 · Net assets R$ 2,63 Bi · 547,102 unitholders · 34 assets
GARE11 (Guardian Real Estate) is a Brazilian REIT in the Hybrid Brick-and-Mortar segment. (formerly GALG11 — Guardian Logística)
Owner of 34 properties across 13 states leased to Carrefour, Pão de Açúcar, British American Tobacco, and MRV, featuring long-term leases with built-in inflation adjustments and full penalties for early termination. Key watchpoints: the largest industrial tenant's lease expires in September 2027, and the pending sale of part of the portfolio is still subject to approvals.
This page gathers the factual snapshot of GARE11 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: Guardian Gestora.
Independent manager founded in 2020 by Gustavo Asdourian and partners with strong backgrounds in structured credit and real estate. AUM of R$ 9.3B distributed across 35 vehicles (2 listed FIIs — GARE11 and GAME11, 19 FIDCs, 1 FIM, 1 pension fund). GARE11 track record: 100% occupancy since IPO, zero delinquency, 25% IRR on sales (most notably, the sale of 10 properties to XPRI in October 2025 with a gross profit of R$ 145M). The 7th offering raised a record R$ 1.27B in December 2025. Net asset growth of 440% over 5 years (R$ 500M → R$ 2.74B) and unitholder base expansion from 2,500 to 470k (top-1 in investor growth within the IFIX since December 2022).
Hybrid brick-and-mortar post-7th offering: Urban Retail 61% + Logistics 31% + Office 8%, 34 properties across 13 states, 11 investment-grade tenants
| Asset | Location | % of NAV | Occupancy |
|---|---|---|---|
| GPA - Angélica | São Paulo/SP | 100.0% | 1.0% |
| GPA - N. Sra. Sabará | São Paulo/SP | 100.0% | 1.0% |
| GPA - Abilio Soares | São Paulo/SP | 100.0% | 1.0% |
| GPA - Santo André | Santo André/SP | 100.0% | 1.0% |
| GPA - Campinas | Campinas/SP | 100.0% | 1.0% |
| GPA - Búzios | Búzios/RJ | 100.0% | 1.0% |
| GPA - Goiânia | Goiânia/GO | 100.0% | 1.0% |
| Mateus - Tabuleiro | Maceió/AL | 100.0% | 1.0% |
| Mateus - Antares | Maceió/AL | 100.0% | 1.0% |
| Mateus - Itabuna | Itabuna/BA | 100.0% | 1.0% |
| ATC - Araraquara | Araraquara/SP | 100.0% | 1.0% |
| ATC - Atibaia | Atibaia/SP | 100.0% | 1.0% |
| ATC - Barretos | Barretos/SP | 100.0% | 1.0% |
| ATC - Caraguatatuba | Caraguatatuba/SP | 100.0% | 1.0% |
| ATC - Presidente Prudente | Pres. Prudente/SP | 100.0% | 1.0% |
| ATC - Santa Bárbara D'Oeste | Sta. Bárbara/SP | 100.0% | 1.0% |
| ATC - Maringá | Maringá/PR | 100.0% | 1.0% |
| ATC - Lucas do Rio Verde | Lucas do Rio Verde/MT | 100.0% | 1.0% |
| ATC - Barra das Garças | Barra das Garças/MT | 100.0% | 1.0% |
| ATC - Cuiabá Tijucal | Cuiabá/MT | 100.0% | 1.0% |
| ATC - Campo Grande | Campo Grande/MS | 100.0% | 1.0% |
| ATC - Três Lagoas | Três Lagoas/MS | 100.0% | 1.0% |
| ATC - Anápolis | Anápolis/GO | 100.0% | 1.0% |
| ATC - Boa Vista | Boa Vista/RR | 100.0% | 1.0% |
| ATC - Fortaleza Eusébio | Eusébio/CE | 100.0% | 1.0% |
| Desco - Alvorada | Alvorada/RS | 100.0% | 1.0% |
| Desco - Charqueadas | Charqueadas/RS | 100.0% | 1.0% |
| Air Liquide SJC | São José dos Campos/SP | 100.0% | 1.0% |
| Air Liquide Canoas | Canoas/RS | 100.0% | 1.0% |
| BAT Souza Cruz | Cachoeirinha/RS | 100.0% | 1.0% |
| Almanara | Jandira/SP | 100.0% | 1.0% |
| Confins Logistics Park (Mercado Livre) | Confins/MG | 100.0% | 1.0% |
| Confins Logistics Park (3 Corações) | Confins/MG | 100.0% | 1.0% |
| Confins Logistics Park (Vale) | Confins/MG | 100.0% | 1.0% |
| BH Corporate Building (MRV) | Belo Horizonte/MG | 100.0% | 1.0% |
| Itapevi Logistics Warehouse (Carrefour) | Itapevi/SP | 100.0% | 1.0% |
HHI 0.3036 — alta.
| Breakdown | Share |
|---|---|
| By state | Sudeste 37.2% · Sul 23.9% · Centro-Oeste 23.4% · Nordeste 10.0% · Norte 5.9% |
| By tenant | Carrefour/Atacadão 38.0% · BAT (British American Tobacco) 21.0% · GPA 14.0% · Grupo Mateus 8.0% · MRV Engenharia 8.0% · Air Liquide 2.0% |
| By index | IPCA 100.0% |
Unit price R$ 8.19 vs book value per unit R$ 9.19 (CVM Monthly Report as of 06/30/2026) = 10.9% discount to book value. A discount that requires context: the median of the 27 hybrid peers is 0.84x and the broader market median is 0.84x — this fund trades ABOVE both.
last close R$ 8.23 · all-time low R$ 7.8 · high R$ 9.24 · book value per unit R$ 9.11.
Average daily volume (21 sessions) of R$ 13,222,611.
Excellent liquidity. Average daily trading volume of R$ 13.2M places GARE11 among the most actively traded FIIs in the brick-and-mortar segment. Positions up to R$ 1M can be exited in <1 business day without moving the price.| Period | What happened |
|---|---|
| IPO E INÍCIO COMO GALG11 | IPO in Oct/2020 as Guardian Logística (GALG11). 1st and 2nd offerings consolidated ~R$ 500M in NAV within 6 months. |
| DESDOBRAMENTO 10:1 + 1ª VENDA | Unit split in Aug/2022 to increase liquidity. First profitable sale with an 18.31% p.a. IRR. |
| 5TH OFFERING R$ 625M | Robust fundraising and expansion of the unitholder base. |
| TRANSFORMAÇÃO HÍBRIDA — RENOMEAÇÃO PARA GARE11 | Massive urban retail acquisitions via Artemis 22 (GPA + Mateus) and Annecy 59 (Carrefour) FIIs. The fund transitions from pure logistics to a hybrid brick-and-mortar structure. |
| RECICLAGEM XPRI + 7ª EMISSÃO RECORDE | Recycling with R$ 145M in profit (sale of 10 properties to XPRI FII) + record 7th offering of R$ 1.27B. |
| CONSOLIDAÇÃO + ALAVANCAGEM NEGATIVA | The fund consolidates a new structure via 5 subsidiary FIIs (A22, A59, A25, Prime Log, Corporate). Net leverage reaches -13%. |