Financiación alternativa, banca tradicional y eficiencia energética, los protagonistas del sector

El Foro Inmobiliario titulado ‘La salida de la recesión’, organizado por la escuela de negocios IESE, Tinsa y Aguirre Newman, ha reunido a más de 300 representantes de promotoras, fondos de inversión, bancos y empresas con intereses en el sector inmobiliario. El despertar de la financiación alternativa, la vuelta de la banca tradicional y la eficiencia energética, los protagonistas.

El optimismo fue la nota predominante entre los participantes en el Foro Inmobiliario. Santiago Aguirre, presidente de la consultora Aguirre Newman, afirmó que 2015 tiene visos de alcanzar, como mínimo, el volumen de inversión registrado en 2014, que fue cuatro veces superior al de 2013. “En residencial, veremos el regreso de la promoción inmobiliaria, de modo selectivo, y una mejora del nivel de transacciones. Y continuará el protagonismo de la inversión de fondos y socimis en el sector terciario, donde el 20% de los actores capitaliza el 80% de las operaciones”, afirmó Aguirre.

Juan Antonio Gómez-Pintado, presidente de la patronal Asprima y de la promotora Vía Célere, entiende que “los dos síntomas del cambio son, por un lado, que la demanda embalsada cree que ha llegado el momento de comprar y, por otro,  la aparición de los fondos de inversión con nuevos sistemas de financiación”.

Gómez-Pintado destacó Madrid, Barcelona, País Vasco y La Rioja como los lugares donde el punto de inflexión en demanda de vivienda es más claro.  En segunda residencia, destacan Alicante y Málaga, por la presencia de compradores extranjeros.

“En el boom, la estrella era la vivienda de dos dormitorios, pero ahora se buscan superficies mayores, debido en parte al ajuste de precios y, sobre todo, porque lo que está tirando es la demanda de reposición. La gente joven se inclina más al alquiler”, afirmó el presidente de Asprima en el transcurso de la primera mesa redonda de la jornada, que estuvo moderada por Pedro Soria, director de Productos y Diversificación de Tinsa.

Gómez-Pintado llamó la atención sobre la necesidad de que el sector diversifique sus fuentes de financiación: “No debemos centrarnos únicamente en financiación bancaria. Habrá que llegar a acuerdos donde la entrada de capital foráneo genere una capacidad de gestión diferente. Es un trabajo que es necesario hacer y para ello es importante que el sector cuente con más transparencia en sus datos y sus estadísticas”, afirmó.

Leopoldo Moreno, consejero delegado de la promotora Ibosa, constató la vuelta de la financiación bancaria al sector residencial. ”No porque haya cambiado su criterio de riesgo, sino porque los bancos tienen necesidad de invertir. La amortización y cancelación de hipotecas están reduciendo su activo de forma acelerada”, afirmó.

El consejero delegado de Ibosa destacó las ventajas del modelo cooperativo de promoción inmobiliaria, que ha cobrado auge en la crisis. “El promotor exige unas rentabilidades que la cooperativa no pide. Ese 15%-20% que no se tiene que llevar el promotor se puede destinar al precio final, es decir, a que el cooperativista obtenga un precio más barato por su vivienda o a pagar más por el suelo.”

Concha Osácar, fundadora y miembro del consejo de administración de Azora, la mayor tenedora de vivienda en alquiler de este país, constató que la crisis ha traído un crecimiento de la fórmula del arrendamiento, especialmente entre la población joven, donde la tasa respecto a la propiedad ha pasado del 37% al 47%.

Azora, que gestiona 12.500 viviendas y 8.000 plazas en residencias de estudiantes, está siendo una de las grandes canalizadoras de la llegada de inversión internacional al sector inmobiliario. “Hay capital extranjero dispuesto a invertir en vivienda en alquiler. Pero crear un patrimonio inmobiliario lleva mucho tiempo y tampoco hay en España grandes paquetes de los que partir. Será un trabajo arduo”, afirmó Osácar.

En su opinión, para construir un patrimonio potente hay que mirar segmentos de alquiler asequible, en torno a un precio que puede rondar los 500 euros. “El reto es ver dónde se puede producir a ese precio. Hacen falta planes de la Administración y normativas estables para el alquiler. Que los Ayuntamientos reserven suelos dotacionales para el arrendamiento se usen fórmulas de derecho de superficie”, apuntó.

La fundadora de Azora reclamó más amplitud de miras por parte de los promotores a la hora de planificar quién será el destinatario de sus proyectos.  “El sector se ha orientado siempre a la venta unitaria y no se plantean que puede haber desde el momento inicial un comprador único para un bloque completo de viviendas. Hay muchos promotores con suelo y con dificultad para llegar al mercado financiero. Si por un lado hay experiencia del promotor y por otro hay dinero, ¿por qué no integramos a estas figuras en el mercado?” afirmó.

Osácar también destacó el papel clave que está adquiriendo la eficiencia energética para la gestión de viviendas en alquiler.

Estructura financiera para empresas

La mesa redonda de financiación contó con la presencia de Helmut Muehlhofer, responsable de Deuda y Mercados de Capitales de la división inmobiliaria de la aseguradora alemana Allianz. La compañía ha diversificado su actividad en España convirtiéndose en proveedor de financiación para inversores inmobiliarios. “No somos un fondo ni un banco. Hemos decidido invertir en deuda por la frustración que nos producen los bajos tipos de interés europeos”, explicó Muehlhofer.

Juan Pepa, managing director del fondo Lone Star, recordó cómo ha evolucionado su proyecto inversor en España, desde los inicios en 2012, que se centraron en el sector patrimonialista, con equity y deuda, hasta su actual apuesta por el segmento residencial.  “Teníamos dos opciones: retirarnos a otro mercado o buscar donde había valor. El segmento residencial aún no ve claro al 100% la salida del túnel y casi no hay players desde una perspectiva de producción industrial. Vemos que los fundamentales están en marcha y pensamos que ahí hay una gran oportunidad”, explicó.

Pepa criticó la desconfianza, a su juicio excesiva, que se percibe en relación al sector residencial. “Cuando uno sale de España y habla con inversores globales, se da cuenta de que ellos tienen una apuesta firme y fuerte con España y creen en la recuperación del país. Eso es una gran noticia. Muchos aquí son todavía pesimistas en lo relativo al residencial, pero, viendo que fuera confían, igual se están equivocando. Aquellos que en 2013 no dieron un paso al frente en España pensando que todo era un desastre perdieron una gran oportunidad”, afirmó Pepa.

Por su parte, Ismael Clemente, presidente de Merlin Properties Socimi, destacó que los inversores oportunistas pioneros, lo que llegaron en 2010 y 2011,  ya están deshaciendo posiciones. “Hasta 2016 seguirá llegando flujo oportunista. En dos o tres años, muchos se habrán ido a Brasil. También en Francia habrá alguna turbulencia”, afirmó.

Clemente destacó entre las lecciones aprendidas en la crisis que no se puede financiar patrimonio con líneas revolving a corto. “A mí me enseñaron que, fundamentalmente, el suelo se financia con equity. Y también se nos había olvidado. De la crisis saldrá un sector mucho más profesional. Se nota en los actores y en los financiadores”, aseguró.

La nueva empresa inmobiliaria

Julián Cabanillas, consejero delegado de Servihabitat, destacó las características de los nuevos actores llegados al sector, los servicers, que ofrecen servicios de valor añadido a los grandes tenedores de inmuebles y de créditos.  “Llegan para cubrir la necesidad que tienen los bancos de depurar su actividad y profesionalizarla. Ayudan a obtener los mejores retornos para esos activos colaterales de créditos o para los activos en sí mismos”, explicó Cabanillas.

Por su parte, Julián Navarro, director general de Altamira Asset Management, destacó que aunque no tienen activos (“son propiedad de los clientes”) no está excluida la posibilidad de acabar siendo una empresa patrimonial. “Gestionamos muchos activos en alquiler que en un futuro pueden ser el germen de una socimi, Si el cliente quiere cambiar el vehículo legal lo haremos”, apuntó Navarro

Santos Montoro, consejero delegado de la promotora Monthisa, explicó cómo la crisis les ha obligado a entrar en actividades donde antes no estaban. “Buscamos otras fuentes de ingresos sin dejar de hacer promoción. Tenemos capacidad de gestión, heredada de nuestra experiencia como promotores, y la hemos puesto al servicio de terceros. Cuando los inversores llegaron allá por 2012 suplimos su falta de capacidad de gestión local”, apuntó Montoro.

El consejero delegado de Monthisa, que se mostró confiado en que en un futuro podrán convivir las dos figuras, servicers y promotores tradicionales, a la hora de desarrollar los suelos, dijo poder afirmar con “bastante tranquilidad” que se ha tocado fondo. “Nos queda mucho por delante, pero solo podemos mejorar. Hay mucha liquidez, pero nos siguen faltando compradores finales. Y no hay que olvidar que la evolución es muy diferente entre un barrio y el de al lado”, apuntó Montoro, que también aprovechó para criticar la rigidez urbanística.

“En cuanto existe más flexibilidad, monitorizando y sin perder el sentido común, la iniciativa privada puede hacer muchas cosas. Pero estamos en un mundo demasiado intervenido. Sin ir más lejos, nosotros tenemos una posición en un plan parcial que ha tardado 12 años en aprobarse y ahora, por un defecto de forma, va a tardar otros tres. No veo voluntad política para cambiar eso”.

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