formerly LUGG11 (Luggo) — residential multifamily brick-and-mortar fund with 5 rental apartment buildings
Segment: Brick-and-mortar Fund - Residential Multifamily · Price R$ 72.53 · P/BV 0.6078 · BV/unit R$ 119.33 · Net assets R$ 135 Mi · 5,665 unitholders · 5 assets
INRD11 (Inter Residence FII) is a Brazilian REIT in the Brick-and-mortar Fund - Residential Multifamily segment. formerly LUGG11 (Luggo) — residential multifamily brick-and-mortar fund with 5 rental apartment buildings
Owner of five residential rental apartment buildings in Minas Gerais and São Paulo, it was one of Brazil's few multifamily FIIs — renting out apartments and distributing the rent as income. Please note: the fund is in liquidation, its properties have been sold to INHF11, and unitholders will receive INHF11 units.
This page gathers the factual snapshot of INRD11 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: Inter Asset Gestão de Recursos Ltda..
Inter Asset is the asset management arm of the Inter group (CNPJ 05.585.083/0001-41), headquartered in Belo Horizonte. It has managed INRD11 since its inception in Dec/2019, originally under the LUGG11 / Luggo brand, and was renamed Inter Residence in Nov/2022 when the fund absorbed the Inter Residence Barbacena asset during its 2nd offering.
Management has proven operationally disciplined: consolidated occupancy has remained above 90% for 14 months, lease cancellations are declining (from 7.6% in Jan/25 to 2.7% in Dec/25), and DPU is growing and stable (R$ 0.55 in Sep/22 → R$ 0.69 in Mar/26 — a 25% increase over 3.5 years). The total fee of 1.00% p.a. (administration + management + property management) is low for the operational workload involved in managing 490 residential units with direct leasing — comparable to the median for brick-and-mortar FIIs, but without FoF overhead.
The unit buyback program initiated in 2024 (620 units canceled through Dec/25) signals alignment — the manager recognizes the discount and uses cash to generate value per unit. Points of Attention: secondary market support for the ticker is weak (trading volume collapsed in 2025), and communication is limited to the monthly Management Report — there are no live webcasts, conference calls, or active unitholder relations programs.
5 multifamily residential buildings, 490 units across 4 cities — Belo Horizonte, Campinas, and Curitiba
| Asset | Location | % of NAV | Occupancy |
|---|---|---|---|
| Cipreste Residential | 610 Espatódias Street — Belo Horizonte/MG | 100.0% | 0.929% |
| Cenarium Residential | 180 Santa Maria Rosselo Street — Campinas/SP | 100.0% | 0.875% |
| Ecoville Residential | 287 Casemiro Augusto Rodack Street — Curitiba/PR | 100.0% | 0.909% |
| Lindóia Residential | 750 Capitão João Zaleski Street — Curitiba/PR | 100.0% | 0.945% |
| Inter Residence Barbacena (Partial Short Stay) | 472 Tenente Brito Melo Street — Belo Horizonte/MG | 100.0% | 0.737% |
HHI 0.224 — moderada.
| Breakdown | Share |
|---|---|
| By state | Sudeste 62.5% · Sul 37.5% |
P/BV of 0.66 — the fund is trading at 66% of its book value. In other words, you are buying R$ 100 of real estate for R$ 66. Historically, the unit's P/BV has fluctuated between 0.55 (low in Feb/25) and 0.90 (late 2023). The persistent ~34% discount suggests an adjusted fair value that accounts for the asset's low liquidity, rather than a mispricing anomaly.
last close R$ 72.53 · all-time low R$ 62.71 · high R$ 127.90 · book value per unit R$ 119.33.
Average daily volume (21 sessions) of R$ 17,273 · 12-month average of R$ 45,754.
Critical liquidity. Average monthly volume fell 73% in 2025 (from R$ 1.39M in Jan to R$ 380k in Dec). A R$ 100k position requires ~29 business days to exit without moving the price — incompatible with any short-term liquidity needs. For allocations > R$ 500k, the security must be treated as illiquid.
| Period | What happened |
|---|---|
| IPO as LUGG11 (Luggo Fundo de Investimento Imobiliário) | Fund establishment (CNPJ 34.835.191/0001-23) with a R$ 90M capital raise. Initial acquisition of 4 buildings: Cipreste/BH, Lindóia/Curitiba, Ecoville/Curitiba, and Cenarium/Campinas. Initial total of ~452 residential rental units. |
| Stabilization phase — DPU rising from R$ 0.02 to R$ 0.57 | Post-IPO period characterized by a gradual rise in occupancy. First DPU paid: R$ 0.024 in Jan/2020 (partial post-IPO month). In Jun/2021, an appraisal report raised net assets per unit from R$ 109.55 to R$ 124.68 (+13.9%). DPU reached R$ 0.57 in Dec/2021 with 94.5% occupancy. |
| 2nd Offering + Rebranding — LUGG11 becomes INRD11 | Capital raise of R$ 17.9M in the 2nd unit offering (90,290 new units). Acquisition of Inter Residence Barbacena (38 units in BH). Fund renamed Inter Residence FII and trades under ticker INRD11. The portfolio of 5 buildings and 490 units reaches its current composition. |
| Post-rebranding consolidation — DPU stabilizes at R$ 0.52-0.55 | First full year as INRD11. Fund reaches 1,130,706 units, net assets of R$ 133M, and book value per unit of R$ 117.70. DPU fluctuates between R$ 0.52 and R$ 0.55. Occupancy in the integrated portfolio (including Barbacena) undergoes an adjustment phase — Barbacena drops to ~80%. |
| Temporary waiver on management/administration fees | Manager, Real Estate Consultant, and Administrator grant fee discounts through Dec/2024 — signaling alignment with unitholders during a sector-pressured year. Dec/2024 management report notes this discount contributed to period cash results. |
| Negative property revaluation — book value per unit drops 5% | Net assets per unit fall from R$ 123.77 (Mar/24) to R$ 117.50 (Jun/24) — an appraisal report recognizes a decline in property market value. Absolute net assets drop from R$ 139.9M to R$ 132.8M. |
| Unit buyback program initiated | Management launches a buyback program capitalizing on asset discount periods to generate value. Through Dec/2025: 620 units repurchased and canceled. Strategy aims to boost book value per unit and DPU — tangible unitholder alignment. |
| Short Stay strategy at Inter Residence Barbacena | Management initiates short-term rental testing (Short Stay) at Barbacena to combat persistent vacancy. Short Stay occupancy starts at 70.8% in Sep/25 and falls to 37.6% in Dec/25 (following aggressive initial commercial strategies). Revenue per unit: R$ 2,757/month (Short Stay) vs. R$ 4,000+ (Long Stay). |
| DPU reaches record high of R$ 0.67 | Distribution of R$ 0.67/unit in Dec/2025 — highest ever paid by the fund. Gross revenue of R$ 1.03M above historical average. Consolidated occupancy of 92.9% — 14th consecutive month above 90%. Unit price closes the year up 11.7%. |
| DPU rises to R$ 0.69 — new record | Distribution of R$ 0.69/unit in Mar/2026 (paid on 04/15/2026). Unitholder count at 6,005 (vs. 7,905 in Dec/24 — a 24% drop over the period). Buyback program reduces units to 1,129,766. Total assets at R$ 134.8M and book value per unit at R$ 118.31. |
| DPU rises to R$ 0.71 — new record (+2.9% vs. Mar/26) | Announced distribution of R$ 0.71/unit in Apr/2026 (Distributions payable of R$ 802,133.86 ÷ 1,129,766 units). Net cash (item 9) grew to R$ 2.09M even after paying record distributions. Unitholders at 5,945 (-60 vs. Mar/26). Book value per unit at R$ 118.34. Confirms DPU acceleration trajectory in H1 2026. |