Urban retail brick-and-mortar fund with 3 properties (Raposo Tavares/SP + GPA Distribution Center Caucaia/CE + Assaí Caucaia/CE) — effectively controlled by CPUR11 (Capitânia Renda Urbana) since 2024 (CNPJ 36.501.159/0001-37)
Segment: Brick-and-mortar / Urban Retail (Retail + Distribution Logistics) · Price R$ 153.52 · P/BV 1.1754 · BV/unit R$ 130.61 · Net assets R$ 209 Mi · 74 unitholders · 3 assets
HBCR11 (FII HBC Renda Urbana) is a Brazilian REIT in the Brick-and-mortar / Urban Retail (Retail + Distribution Logistics) segment. Urban retail brick-and-mortar fund with 3 properties (Raposo Tavares/SP + GPA Distribution Center Caucaia/CE + Assaí Caucaia/CE) — effectively controlled by CPUR11 (Capitânia Renda Urbana) since 2024 (CNPJ 36.501.159/0001-37)
Urban retail income from retail properties (GPA/Assaí, Decathlon/Cobasi) with long-term leases indexed to the IPCA and zero vacancy. Note: near-zero liquidity and ongoing sale of HB Center Raposo, which concentrates the fund in a single property.
This page gathers the factual snapshot of HBCR11 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 HBC Consultoria e Gestão (with Hillback Capital acting as consultant).
Capitânia HBC Consultoria e Gestão SA (CNPJ 30.949.716/0001-09) is part of the Capitânia group, which also manages CPUR11 (Capitânia Renda Urbana) — the fund holding virtually all units of HBCR11. This structure creates a structural conflict of interest: the same organization decides strategies for both sides of the operation. The original manager, Hillback Capital (controlled by the HBC group), remains as real estate consultant for the Raposo Tavares and Campinas assets (the latter sold to TRXF11 with a delivery obligation for the expansion). Administrator BTG Pactual DTVM took over in Apr/2025, replacing Banco Genial in a move aligned with the governance transition.Lean portfolio: 3 properties (1 retail asset in SP + logistics DC in CE + Assaí in CE), all IPCA-indexed, with zero vacancy and zero delinquency. Following the sale of the 3 Decathlon assets (Goiânia, Joinville, Campinas) to TRXF11 in Aug/2024.
| Asset | Location | % of NAV | Occupancy |
|---|---|---|---|
| HBC Center Raposo Tavares | Rodovia Raposo Tavares, 6008, km 16, Conj. Res. Butantã, São Paulo/SP, 05576-000 | 100.0% | 1.0% |
| GPA Distribution Center Caucaia | Federal Hwy BR-222, 6940, Tabapuá, Caucaia/CE, 61635-365 | 100.0% | 1.0% |
| Assaí Caucaia | Federal Hwy BR-222, 6970, Tabapuá, Caucaia/CE, 61635-365 | 100.0% | 1.0% |
HHI 0.39 — alta.
| Breakdown | Share |
|---|---|
| By state | Nordeste 73.0% · Sudeste 27.0% |
| By tenant | GPA (Companhia Brasileira de Distribuição) 51.0% · Assaí Atacadista 22.0% · Decathlon (Raposo) 18.0% · Cobasi (Raposo) 7.0% |
| By index | IPCA 100.0% |
last close R$ 153.52 · all-time low R$ 100.00 · high R$ 147.00 · book value per unit R$ 130.61.
Average daily volume (21 sessions) of R$ 50,000 · 12-month average of R$ 80,000.
Extremely low liquidity. Recent history shows trading sessions with 0 to 22,000 units traded — multiple days with zero volume. A R$ 100k position takes ~10 business days to liquidate; a R$ 1M position is virtually impossible to exit without moving the price materially. For all practical purposes, a significant position requires over-the-counter (OTC) negotiation.
| Period | What happened |
|---|---|
| Structuring and IPO | Fund established on 12/30/2020 under the administration of Banco Genial. The 1st primary offering (CVM Rule 476) offered 1 million units at R$ 100.00, with an effective subscription of 272,000. Acquisition of the 3 Decathlon assets (Joinville, Goiânia, and Raposo Tavares/SP) confirmed in Dec/2020. Trading on B3 began on 06/28/2021. |
| Portfolio expansion and unit growth | Successive offerings expand net assets to R$ 102M (Dec/2022) and units to 1 million. Acquisition of Decathlon Campinas (Mar/2022). Inauguration of Cobasi at Raposo Tavares (Dec/2021). Start of expansion in Goiânia with Cobasi (Oct/2022) and Kalunga (Nov/2022). Average DPU maintained at ~R$ 0.72/unit. |
| Acquisition of Caucaia assets and net assets reach R$ 170M | Mar/2024: Acquisition of Caucaia/CE assets (Assaí + GPA DC), expanding portfolio to 6 properties and net assets to R$ 170M. Units outstanding reach 1,467,113. DPU fluctuates between R$ 0.46 and R$ 0.69. 100% IPCA indexation maintained. |
| Memorandum of sale for the 3 Decathlons to TRXF11 + extraordinary gains | Memorandum signed with TRX Gestora (TRXF11) on 02/23/2024 for the sale of 3 Decathlon assets (Goiânia + Joinville + Campinas) for R$ 125.1M (gain of +R$ 37M = R$ 25.21/unit). Payment in 4 semiannual installments. Sep/2024: extraordinary distribution of R$ 4.19/unit regarding the 1st installment. Units outstanding reach 1.6 million. |
| CPUR11 acquires nearly all units | Extraordinary distributions continue (R$ 4.06/unit in Dec/2024; R$ 5.00/unit in Feb/2025) referring to installments from the Decathlon sale. Simultaneously, CPUR11 (Capitânia Renda Urbana) acquires nearly all units on the secondary market. Unitholders drop to 32 (Mar/2025). Feb 14, 2025: Unitholders' meeting approves transferring administration to BTG Pactual. |
| New Capitânia/BTG governance and end of independent monthly report | 04/01/2025: BTG Pactual takes over administration (replacing Banco Genial); Capitânia HBC assumes management (replacing Hillback as manager — Hillback remains as development consultant). Starting Apr/2025, HBCR11 stops publishing its own monthly management report, becoming reported within CPUR11's consolidated financials. Recent DPUs in Jan/2026 (R$ 0.156) and Feb/2026 (R$ 1.45) still reflect resi |