Laudo de Avaliação (Conclusão de Negócio) FPNG11 de 31/12/2025
Laudo de Avaliação (Conclusão de Negócio) do Pedra Negra Renda Imobiliária (FPNG11), fundo imobiliário híbrido, com data de referência em 31/12/2025, com entrega no FundosNet (B3) em 04/03/2026. No pregão de 15/10/2026, a cota do FPNG11 fechou a R$ 344,99, com P/VP de 1,58 (valor patrimonial de R$ 218,37 por cota no informe mensal de setembro de 2026). O patrimônio líquido era de R$ 664,6 milhões no informe mensal de setembro de 2026. Os indicadores são os mais recentes da base do Kartac, não os do período do documento.
Informações
- CNPJ
- 17.161.979/0001-82
- Tipo
- Laudo de Avaliação (Conclusão de Negócio)
- Assunto
- Sem assunto
- Data de referência
- 31/12/2025
- Data de entrega
- 04/03/2026 19:14
- Versão
- 1
- Situação
- (Ativo)
Conteúdo
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| 1. SUMÁRIO EXECUTIVO ................................ ................................ .... 2. TERMOS DA CONTRATAÇÃO ................................ ......................... 3. DOCUMENTAÇÃO RECEBIDA ................................ ......................... | ............................ ................ 2 ....... ................................ ...... 3 ....... ................................ ...... 5 |
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| 4. CARACTERIZAÇÃO DA REGIÃO ................................ ..................... 4.1 ASPECTOS DA LOCALIZAÇÃO ................................ .................... 4.2 DESCRIÇÃO DO ENTORNO ................................ ......................... 4.3 ZONEAMENTO ................................ ................................ ............... 41 ASPECTOSDALOCALIZAÇÃO | ........... ................................ . 6 ........... ................................ ...... 6 ...... ................................ ............ 8 ................ ................................ . 9 6 |
| 5. CARACTERIZAÇÃO DA PROPRIEDADE ................................ ......... | ....................... .................... 10 |
| 5.1 DESCRIÇÃO DO TERRENO ................................ .......................... | ..... ................................ ........... 10 |
| 5.2 DESCRIÇÃO DAS CONSTRUÇÕES ................................ .............. | ................. ................................ 11 |
| 6. DIAGNÓSTICO DE MERCADO ................................ ......................... | ....... ................................ .... 12 |
| 7. AVALIAÇÃO DO IMÓVEL ................................ ................................ . | ............................... ............ 15 |
| 7.1 REFERÊNCIAS NORMATIVAS ................................ ...................... | ......... ................................ ...... 15 |
| 7.2 METODOLOGIA ................................ ................................ .............. | ................. ............................... 15 |
| 7.3 VALOR DE LOCAÇÃO ................................ ................................ .... | ........................... .................... 16 |
| 7.3.1 ELEMENTOS COMPARATIVOS ................................ ............... | ................ ................................ 16 |
| 7.3.2 TRATAMENTO POR FATORES ................................ ............... | ................ ................................ 16 |
| 7.3.3 SITUAÇÃO PARADIGMA ................................ ......................... | ...... ................................ .......... 19 |
| 7.3.4 VALOR UNITÁRIO DE LOCAÇÃO ................................ ............ | ................... ............................. 19 |
| 7.3.5 VALOR DE LOCAÇÃO ................................ ............................... 7.4 FAIR VALUE ................................ ............................... ................... 74 FAIR VALUE. | . ............................... .............. 20 ............ ................................ ... 21 21 |
| 7.4.1 PREMISSAS ................................ ................................ ............... 7.41 PREMISSAS. | ................ ................................ 21 21 |
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7.4 7.4 FAIR VALUE FAIR VALUE
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| Locatário | Descrição | Área matricula(m2) | Início Locação | Próximo Reajuste | Término | Aluguel atualmente praticado (R$/mês) |
|---|---|---|---|---|---|---|
| THE BAKERY | LOJA 02 | 181 | jan/25 | jan/26 | jan/30 | 23.000 |
| DES CAFÉ (THE COFFEE) | DEPÓSITO 09 | 13 | set/22 | set/26 | ago/27 | 5.731,77 |
| FCA FIAT CHRYSLER (STELLANTIS) | 10º ANDAR + DEPÓSITO 36 | 789 | jan/22 | jan/26 | jan/27 | 92.997,88 |
| HUB (CNH/IVECO) | 8º ANDAR | 774 | abr/22 | abr/26 | abr/27 | 93.710,86 |
| HUB (CNH/IVECO) | 9º ANDAR | 777 | abr/22 | abr/26 | abr/27 | 93.952,82 |
| HY BRAZIL | DEPÓSITO 41 | 11 | out/24 | out/25 | INDETERMINADO | 1.200,00 |
| HY BRAZIL | DEPÓSITO 39 | 11 | nov/23 | nov/25 | INDETERMINADO | 1.257,10 |
| HY BRAZIL | 4º ANDAR | 772 | jul/22 | jul/26 | jul/27 | 93.108,58 |
| METSO OUTOTEC | 5º ANDAR | 773 | jul/22 | jul/26 | jul/27 | 94.380,11 |
| OPUS | SALA 202 | 379 | ago/21 | ago/26 | ago/28 | 48.051,79 |
| PÇ DOS AMORES (CHALEZINHO) | DEPÓSITO 60 | 22 | jan/22 | jan/26 | INDETERMINADO | 1.248,59 |
| VALE | 15° AO 31° ANDAR + DEPÓSITOS | 14.120 | ago/19 | ago/26 | ago/29 | 1.808.462,19 |
| SALT | 11º ANDAR + DEPÓSITOS 40 E 37 | 780 | fev/21 | fev/26 | fev/28 | 98.470,17 |
| W1 | SALA 201 | 366 | fev/24 | fev/26 | jan/29 | 48.057,30 |
| W1 | SALA 301 e 302 | 734 | out/24 | out/25 | out/29 | 112.190,00 |
| ANA GAMING | DEPÓSITO 38 E 59 | 22 | out/24 | out/25 | INDETERMINADO | 2.400 |
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COLLIERS TECHNICAL SERVICES LTDA COLLIERS TECHNICAL SERVICES LTDA
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1) Só para empreendimento em operação.
PONTUAÇÃO 14 III
FUNDAMENTAÇÃO GRAU II
Para indicação de valor
GRAUS III II I
Pontos Mínimos maior ou igual a 22 de 13 a 21 de 7 a 12
Máximo de 3 itens
em graus inferiores, Máximo de 4 itens Mínimo de 7 itens
Restrições admitindo-se no em graus inferiores atendidos
máximo um item no ou não atendidos
Grau I
Para indicadores de viabilidade
GRAUS III II I
Pontos Mínimos maior ou igual a 18 de 11 a 17 de 5 a 10
Máximo de 4 itens
em graus inferiores, Máximo de 4 itens Mínimo de 5 itens
Restrições admitindo-se no em graus inferiores atendidos
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Grau I
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parte do(a) CLIENTE.
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COLLIERS TECHNICAL SERVICES LTDA COLLIERS TECHNICAL SERVICES LTDA
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- A A COLLIERS não realizou análises jurídicas da documentação do(s) imóvel(is), ou seja, COLLIERS não realizou análises jurídicas da documentação do(s) imóvel(is), ou seja,
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- A A COLLIERS não fez consulta aos órgãos públicos de âmbitos Municipal, Estadual, COLLIERS não fez consulta aos órgãos públicos de âmbitos Municipal, Estadual,
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- A A COLLIERS não assume qualquer responsabilidade pela existência de vícios de COLLIERS não assume qualquer responsabilidade pela existência de vícios de
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- Não foram levantados passivos ambientais, sanitários ou arqueológicos bem como não Não foram levantados passivos ambientais, sanitários ou arqueológicos bem como não
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- Não foram realizados estudos de engenharia nem sondagens no solo do imóvel, Não foram realizados estudos de engenharia nem sondagens no solo do imóvel,
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- Este laudo deve sempre ser utilizado em sua íntegra, não tendo credibilidade se Este laudo deve sempre ser utilizado em sua
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COLLIERS TECHNICAL SERVICES LTDA COLLIERS TECHNICAL SERVICES LTDA
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Tabela 1 –
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II.
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5
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III.
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1,75
Classe Alta
2,00
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IBAPE/SP: 2011
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Valor Valor Valor
Grupo Padrão
Mínimo Médio Máximo
Rústico 0,360 0,420 0,480
Proletário 0,492 0,576 0,660
Econômico 0,672 0,786 0,900
Simples 0,912 1,056 1,200
Casa
Médio 1,212 1,386 1,560
Superior 1,572 1,776 1,980
Fino 1,992 2,436 2,880
Luxo 2,890 - -
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Versão 2007
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Tabela 5 –
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Valor
Vida Útil
Grupo Padrão Residual
(Anos)
(R)
Econômico 60 0,20
Simples 60 0,20
Médio 60 0,20
Apartamento
Superior 60 0,20
com elevador
Fino 50 0,20
Luxo 50 0,20
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Valor
Vida Útil
Grupo Padrão Residual
(Anos)
(R)
Econômico 70 0,20
Simples 70 0,20
Escritório sem Médio 60 0,20
elevador
Superior 60 0,20
Fino 50 0,20
Luxo 50 0,20
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100%
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COLLIERS TECHNICAL SERVICES LTDA COLLIERS TECHNICAL SERVICES LTDA
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COLLIERS TECHNICAL SERVICES LTDA COLLIERS TECHNICAL SERVICES LTDA
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COLLIERS TECHNICAL SERVICES LTDA COLLIERS TECHNICAL SERVICES LTDA
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D docusign
Certificado de Conclusão ~~DR~~ Identificação de envelope: 71D29BC3-0D9D-4B44-A083-86228BE4E8E5 Status: Concluído
Assunto: ENT.: Proposta 10625/2025 - Laudo de Avaliação Assinado Empresa Requisitante: Avaliação Envelope fonte: Documentar páginas: 82 Assinaturas: 2 Certificar páginas: 5 Rubrica: 0 Assinatura guiada: Ativado Selo com EnvelopeId (ID do envelope): Ativado Fuso horário: (UTC-03:00) Brasília
Remetente do envelope: Leticia Silva Parque da Cidade | Av. das Nações Unidas, 14.401, 13° andar, Torre Jatobá – 13º andar | São Paulo SP SÃO PAULO, SP 04794000 [email protected] Endereço IP: 201.49.106.37
Rastreamento de registros O ~~a~~ Status: Original Portador: Leticia Silva Local: DocuSign 27-jan-2026 | 14:43 [email protected] Eventos do signatário Assinatura Registro de hora e data ~~O~~ Fabio Sodeyama Enviado: 27-jan-2026 | 14:47 [email protected] Visualizado: 27-jan-2026 | 15:05 Fabio Sodugama Colliers International do Brasil Consultoria Ltda Assinado: 27-jan-2026 | 15:06
[email protected] Fabio Sodugama Colliers International do Brasil Consultoria Ltda Nível de segurança: E-mail, Autenticação da conta (Nenhuma) Adoção de assinatura: Estilo pré-selecionado Usando endereço IP: 179.191.89.154
Termos de Assinatura e Registro Eletrônico: Não oferecido através da Docusign Eventos do signatário presencial Assinatura Registro de hora e data O Eventos de entrega do editor Status Registro de hora e data Evento de entrega do agente Status Registro de hora e data O ~~DR~~ Eventos de entrega intermediários Status Registro de hora e data O Eventos de entrega certificados Status Registro de hora e data O ~~a~~ Eventos de cópia Status Registro de hora e data ~~DDD~~ Cristiane Bueno Copiado Enviado: 27-jan-2026 | 15:07 [email protected] Visualizado: 27-jan-2026 | 16:47 Nível de segurança: E-mail, Autenticação da conta (Nenhuma) Termos de Assinatura e Registro Eletrônico: Aceito: 23-jan-2026 | 09:19 ID: b6181fc4-64d6-48bd-bb60-9fada1b5eb01 Rodrigo Leite Copiado Enviado: 27-jan-2026 | 15:07 [email protected] Nível de segurança: E-mail, Autenticação da conta (Nenhuma) Termos de Assinatura e Registro Eletrônico: Não oferecido através da Docusign Eventos com testemunhas Assinatura Registro de hora e data DDD ~~a~~
| Eventos do tabelião | Assinatura | Registro de hora e data |
|---|---|---|
| Eventos de resumo do envelope | Status | Carimbo de data/hora |
| Envelope enviado | Com hash/criptografado | 27-jan-2026 |
| Entrega certificada | Segurança verificada | 27-jan-2026 |
| Assinatura concluída | Segurança verificada | 27-jan-2026 |
| Concluído | Segurança verificada | 27-jan-2026 |
| Eventos de pagamento | Status | Carimbo de data/hora |
| Termos de Assinatura e Registro El | etrônico |
Termos de Assinatura e Registro Eletrônico criado em: 13-mai-2019 | 16:09 Partes concordam em: Cristiane Bueno
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From time to time, COLLIERS INTERNATIONAL DO BRASIL CONSULTORIA LTDA (we, us or Company) may be required by law to provide to you certain written notices or disclosures. Described below are the terms and conditions for providing to you such notices and disclosures electronically through the DocuSign system. Please read the information below carefully and thoroughly, and if you can access this information electronically to your satisfaction and agree to this Electronic Record and Signature Disclosure (ERSD), please confirm your agreement by selecting the check-box next to ‘I agree to use electronic records and signatures’ before clicking ‘CONTINUE’ within the DocuSign system.
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If you decide to receive notices and disclosures from us electronically, you may at any time change your mind and tell us that thereafter you want to receive required notices and disclosures only in paper format. How you must inform us of your decision to receive future notices and disclosure in paper format and withdraw your consent to receive notices and disclosures electronically is described below.
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If you elect to receive required notices and disclosures only in paper format, it will slow the speed at which we can complete certain steps in transactions with you and delivering services to you because we will need first to send the required notices or disclosures to you in paper format, and then wait until we receive back from you your acknowledgment of your receipt of such paper notices or disclosures. Further, you will no longer be able to use the DocuSign system to receive required notices and consents electronically from us or to sign electronically documents from us.
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Unless you tell us otherwise in accordance with the procedures described herein, we will provide electronically to you through the DocuSign system all required notices, disclosures, authorizations, acknowledgements, and other documents that are required to be provided or made available to you during the course of our relationship with you. To reduce the chance of you inadvertently not receiving any notice or disclosure, we prefer to provide all of the required notices and disclosures to you by the same method and to the same address that you have given us. Thus, you can receive all the disclosures and notices electronically or in paper format through the paper mail delivery system. If you do not agree with this process, please let us know as described below. Please also see the paragraph immediately above that describes the consequences of your electing not to receive delivery of the notices and disclosures electronically from us.
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You may contact us to let us know of your changes as to how we may contact you electronically, to request paper copies of certain information from us, and to withdraw your prior consent to receive notices and disclosures electronically as follows:
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To let us know of a change in your email address where we should send notices and disclosures electronically to you, you must send an email message to us at [email protected] and in the body of such request you must state: your previous email address, your new email address. We do not require any other information from you to change your email address.
If you created a DocuSign account, you may update it with your new email address through your account preferences.
To request paper copies from COLLIERS INTERNATIONAL DO BRASIL CONSULTORIA LTDA
To request delivery from us of paper copies of the notices and disclosures previously provided by us to you electronically, you must send us an email to [email protected] and in the body of such request you must state your email address, full name, mailing address, and telephone number. We will bill you for any fees at that time, if any.
To withdraw your consent with COLLIERS INTERNATIONAL DO BRASIL CONSULTORIA LTDA
To inform us that you no longer wish to receive future notices and disclosures in electronic format you may:
i. decline to sign a document from within your signing session, and on the subsequent page, select the check-box indicating you wish to withdraw your consent, or you may;
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The minimum system requirements for using the DocuSign system may change over time. The current system requirements are found here: https://support.docusign.com/guides/signer-guide- signing-system-requirements.
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You can access and read this Electronic Record and Signature Disclosure; and
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Until or unless you notify COLLIERS INTERNATIONAL DO BRASIL CONSULTORIA LTDA as described above, you consent to receive exclusively through electronic means all notices, disclosures, authorizations, acknowledgements, and other documents that are required to be provided or made available to you by COLLIERS INTERNATIONAL DO BRASIL CONSULTORIA LTDA during the course of your relationship with COLLIERS INTERNATIONAL DO BRASIL CONSULTORIA LTDA.