Top-tier AAA logistics blue chip managed by XP Asset — Mobly delinquency of 5.9% (court-supervised reorganization) pressures the short term
Segment: Brick-and-Mortar FII — Logistics (Active Management Income) · Price R$ 90.0 · P/BV 0.8569 · BV/unit R$ 105.03 · Net assets R$ 5,40 Bi · 347,304 unitholders · 31 assets
XPLG11 (XP Log - Real Estate Investment Fund) is a Brazilian REIT in the Brick-and-Mortar FII — Logistics (Active Management Income) segment. Top-tier AAA logistics blue chip managed by XP Asset — Mobly delinquency of 5.9% (court-supervised reorganization) pressures the short term
Leases logistic warehouses to retail and e-commerce giants across 6 states and distributes rents as monthly income
This page gathers the factual snapshot of XPLG11 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: XP Vista Asset Management Ltda..
XP Vista Asset Management Ltda. is the asset manager specialized in fixed-income and structured funds for the XP Inc. group, managing the majority of XP FIIs. It operates under the XP Asset Management umbrella (which also encompasses XP Gestão, XP PE, and XP Allocation) and has been regulated by the CVM since 2013 (Declaratory Act 12,794, dated January 21, 2013).
XPLG11's fund administrator changed in 2026: migrating from Vórtx DTVM to XP Investimentos CCTVM S.A. over Q1/2026 — consolidating the vertical chain within the XP group. Auditing is conducted by PricewaterhouseCoopers (PwC), which issued a clean opinion (unqualified opinion) on the 2025 financial statements on April 1, 2026 (Financial Statements ID 1153128). The executive officer responsible for the FII is Ricardo Fuscaldi de Figueiredo Baptista (Electronics Engineer from ITA, MBA in Finance from IBMEC-SP), in office since June 24, 2025. XPLG11 is one of the primary assets under management, with significant asset growth: R$ 43M at the IPO in June 2018 to ~R$ 5.4B post-9th offering in April 2026.
31 AAA logistics business parks + 1 under construction (Piracicaba II DC), 1.72 million sqm of GLA, 94 tenants across 6 states — 49% atypical / 51% standard
| Asset | Location | % of NAV | Occupancy |
|---|---|---|---|
| Leroy DC + Expansion | Cajamar — SP | 100.0% | 1.0% |
| MELI DC - Guarulhos | Guarulhos — SP | 100.0% | 1.0% |
| CD B2W | Seropédica — RJ | 100.0% | 0.63% |
| CD Gravataí | Gravataí — RS | 100.0% | 1.0% |
| Extrema II | Extrema — MG | 100.0% | 1.0% |
| MELI DC - Syslog SP (Perus) | São Paulo (Perus) — SP | 100.0% | 1.0% |
| Cone Multimodal (MM1 + PP2 via NE Logistic FII) | Cabo de Santo Agostinho — PE | 100.0% | 1.0% |
| CLP (Piracicaba) | Piracicaba — SP | 83.0% | 0.84% |
| Extreme Speculative DC | Extrema — MG | 100.0% | 1.0% |
| Renner DC + Expansion | São José — SC | 100.0% | 1.0% |
| CL Imigrantes V DC | São Bernardo do Campo — SP | 100.0% | 0.0% |
| Santana Business Park (SBP) | Santana de Parnaíba — SP | 100.0% | 1.0% |
| Via Varejo DC | Cachoeirinha — RS | 100.0% | 1.0% |
| Hortolândia II (SP Sumaré) | Hortolândia — SP | 100.0% | 1.0% |
| Syslog Galeão (RJ) | Duque de Caxias — RJ | 51.0% | 0.87% |
| Unilever DC (Cone MM1) | Cabo de Santo Agostinho — PE | 100.0% | 1.0% |
| Americana DC | Americana — SP | 27.5% | 1.0% |
| MELI DC - Extrema I | Extrema — MG | 50.0% | 1.0% |
| WT Franco da Rocha DC | Franco da Rocha — SP | 100.0% | 1.0% |
| Hortolândia I | Hortolândia — SP | 90.0% | 1.0% |
| Ribeirão Preto DC | Ribeirão Preto — SP | 100.0% | 1.0% |
| Panasonic DC | Itapeva — MG | 49.0% | 1.0% |
| HGLG WL (Duque de Caxias) | Duque de Caxias — RJ | 49.0% | 1.0% |
| Piracicaba II (under construction) | Piracicaba — SP | 100.0% | 0.75% |
| Atibaia/Jundiaí/Jarinu Package (5 assets) | Atibaia / Jundiaí / Jarinu — SP | 100.0% | 1.0% |
HHI 0.0519 — baixa.
| Breakdown | Share |
|---|---|
| By state | Southeast — SP 53.8% · Southeast — MG 15.2% · Sul — RS 10.2% · Southeast — RJ 9.6% · Northeast — PE 7.0% · Sul — SC 4.2% |
| By tenant | Mercado Livre (4 consolidated DCs) 17.2% · Leroy Merlin 9.3% · Lojas Renner 4.2% · Mobly 4.2% · SP Sumaré (Healthcare) 3.1% · Magazine Luiza 3.1% |
| By index | IPCA 93.0% · IGP-M 7.0% |
| By contract type | Típico 51.0% · Atípico 49.0% |
The unit trades at R$ 93.55 against a book value of R$ 105.25, representing an 11% discount. The discount widened following the release of the May/26 management report (June 8, 2026), which disclosed that Mobly had entered court-supervised reorganization. Since its IPO in June 2018 at R$ 100, the unit has historically traded close to book value, with periodic discounts occurring during cycles of high Selic rates and operational stress.
last close R$ 90.0 · all-time low R$ 86.88 · high R$ 135.46 · book value per unit R$ 105.03.
Average daily volume (21 sessions) of R$ 7,788,859 · 12-month average of R$ 5,300,000.
Exceptional liquidity — among the most liquid FIIs on the B3. Positions of R$ 1M clear in hours, R$ 10M in 1-2 business days. Positions above R$ 100M require ~13 business days (assuming absorbing up to 20% of daily volume).
XPLG11 is a well-established case of sustainable asset growth within the Brazilian logistics FII universe. Since its IPO in Jun/2018, it has executed 9 unit offerings (with the 9th closing in Apr/26), growing from an initial R$ 43M to ~R$ 5.4B in May/26 — a 125x expansion over 8 years. The unitholder base has evolved from a few thousand to 341.6 thousand unitholders, ranking in the top 3 for logistics among retail investors.
Over the period, it consolidated its status as a logistics blue chip with 31 AAA warehouse parks across 6 states, a blue-chip tenant base, and — through 4Q25 — 49% of its contracts structured as atypical/build-to-suit leases. The current phase (2026) marks an inflection point: the R$ 919M post-9th offering acquisition kept atypical leases at 49%, but raised questions regarding the price paid for Piracicaba II, pushing the unit price below R$ 100 for the first time in ~12 months. Taking on positions in CRIs (R$ 802M total) and the 8th and 9th offerings signal a phase of controlled leverage and aggressive expansion, which increases upside but also heightens short-term financial risk.
| Period | What happened |
|---|---|
| CONSTITUIÇÃO | Fund established on Oct 18, 2016 as a closed-end entity, indefinite term, general target audience. Managed by XP Vista Asset Management. Benchmark IPCA+6% p.a. |
| IPO | Operations began on Jun 1, 2018. 1st primary offering with trading initiation on B3 in Jun/2018 at R$ 100.00/unit. Initial portfolio: warehouses in SP, MG, and RJ. Initial NAV R$ 43M (3.66 million units). |
| 2ª-3ª EMISSÕES + EXPANSÃO | Consecutive capital raises in Apr/2019 and Sep/2019 to acquire the Syslog portfolio in RJ, Extrema/MG, and expansion in SP. NAV jumps to R$ 1.5B at the close of 2019, with 15 properties. |
| 4ª EMISSÃO + COVID | Feb/2020 offering closes the Extrema/MG portfolio (Mercado Livre, DHL, Fedex) and Americana/SP. COVID impact temporarily brings distribution to R$ 0.54 in May/2020, but it recovers quickly. NAV exceeds R$ 1.67B in Mar/2020. |
| 5ª-6ª EMISSÕES | Two capital raises (Jan and Aug/2021) fund the acquisition of the Renner portfolio (SC, atypical lease), Gravataí DC (RS), Via Varejo DC (RS), Santana Business Park (SP), and others. Distribution rises gradually from R$ 0.58 to R$ 0.64. |
| 7TH OFFERING + 1ST CRIs | 7th offering and start of the leverage structure via CRIs (Brazilian real-estate receivables certificates). CRI 68 Series II (IPCA+7.25%, Mar/36) in Sep/22; CRI 176 Series II (CDI+2.70%, Jun/35) in Jun/23. Distribution rises to R$ 0.74–0.78. 2023 total distribution: R$ 9.32/unit annualized. |
| CONSOLIDAÇÃO | Year of operational consolidation. Distribution R$ 9.36/unit (R$ 0.78 monthly). Sale of MM2 DC announced in Jan/25 for R$ 124.9M (receivables assignment completed in Dec/25, generating R$ 1.38/unit in retained capital gains within NE Logistic FII). |
| DPS SOBE PARA R$ 0,82 | Monthly distribution raised from R$ 0.78 to R$ 0.82/unit — a level maintained to date (15 consecutive months). Material Fact Notice dated Jan 24, 2025 regarding the sale of the MM2 DC for R$ 124.9M. |
| 8TH OFFERING + R$ 1.6B IN ACQUISITIONS | 8th offering raised net proceeds of R$ 937.6M, closing on Dec 29, 25. Funds financed the acquisition of 7 assets (former-RBRL11 portfolio + Bricklog Guarulhos + CL Imigrantes V) for up to R$ 1.6B, alongside 5 series of CRI 499 (R$ 513.6M total, IPCA+8.76% / CDI+1.30-1.70%). |
| CL IMIGRANTES V + INÍCIO DA 9ª | On Feb 10, 26, the acquisition of the CL Imigrantes V DC (São Bernardo do Campo/SP, 62.5k sqm) was closed with 100% vacancy — sellers are paying a lease premium of R$ 2.12M/month (R$ 0.05/unit) for 9 months. On Feb 9, 26, the 9th offering was launched (initial volume R$ 1B). Selic at 14.75% following the Copom meeting on Mar 18. |
| FECHAMENTO 1T26 | Unit price R$ 100.59 (P/BV 0.95), distribution maintained at R$ 0.82/unit (dividend yield 9.78%). NAV R$ 4.45B, 341.6 thousand unitholders, 41.95 million units. Net cash at R$ 103M (item 9 of the Monthly Report — down 56% vs Dec/25 due to the execution of acquisitions). |
| 9ª EMISSÃO R$ 1,2 BI + AQUISIÇÃO R$ 919 MI | 9th offering closed raising R$ 1.2B (11,374,408 units at R$ 105.56 + additional allotment of 1,895,735). Proceeds finance the acquisition of 6 assets in SP for R$ 919.1M: Piracicaba II (162k sqm, under construction, 75% pre-leased), 2 Jundiaí assets, 2 Jarinu, 1 Atibaia. 97% paid in units (R$ 895.5M), 3% in cash (R$ 23.6M). Initial lease premium ~R$ 5.2M/month. Cap rate of 10.6% in year 1. |
| ATUAL (DATA ANÁLISE) | Unit trading at R$ 96.05 (P/BV 0.91) on Jun 1, 26 — pulled back following the 9th offering (R$ 1.2B raised) and the R$ 919.1M acquisition of 6 assets. The Apr/26 management report (ID 1196020) confirms the consolidated portfolio: NAV R$ 5.42B, 51.39 million units, 342,647 unitholders, 1.72 million sqm of GLA across 31 warehouse parks + 1 under construction (Piracicaba II DC). Distribution maintain |