Authored by the expert who managed and guided the team behind the Colombia Property Pack
Yes, the analysis of Antioquia's property market is included in our pack
Whether you're considering a rental property in Medellín, Envigado, or the growing Oriente market, understanding what returns you can realistically expect is the first step to making a smart investment.
This guide breaks down gross and net rental yields across Antioquia's neighborhoods and property types, using fresh 2026 data and official Colombian sources.
We constantly update this blog post to reflect the latest market conditions and official statistics.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Antioquia.
Insights
- Gross rental yields in Antioquia average around 8% in early 2026, which is notably higher than what investors typically find in major Latin American capitals like Bogotá or Lima.
- The gap between gross and net yields in Antioquia is roughly 2.2 percentage points, meaning property management fees and property taxes eat into returns more than most first-time investors expect.
- Neighborhoods like Belén and La América in Medellín consistently deliver yields above 8.5%, while prestigious El Poblado often drops below 6% due to inflated purchase prices.
- Studios and one-bedroom apartments in Antioquia generate the highest rent per square meter, but they also come with 30% to 40% more tenant turnover than two-bedroom units.
- Vacancy rates in Antioquia hover around 5% on average, but well-located units in Laureles or Envigado can stay occupied with less than two weeks of vacancy per year.
- Full-service property management in Medellín costs roughly 9% to 12% of monthly rent once you factor in VAT, which is higher than the advertised 8% to 10% base rate.
- The rent-to-price ratio in Antioquia sits at about 0.65% per month, meaning a property worth 400 million COP should generate around 2.6 million COP in monthly rent to hit market average.
- Investors targeting the Oriente market (Rionegro, El Retiro) often see lower yields than in Medellín because purchase prices for lifestyle properties have climbed faster than long-term rents.
What are the rental yields in Antioquia as of 2026?
What's the average gross rental yield in Antioquia as of 2026?
As of early 2026, the average gross rental yield for residential properties across Antioquia sits at approximately 8%, which reflects the strong rent-to-price dynamics in Medellín and the surrounding metropolitan area.
Most typical rental properties in Antioquia fall within a gross yield range of 7% to 9.5%, depending on the neighborhood, property type, and whether you're looking at central Medellín or the outer municipalities.
This 8% average is notably higher than what you'd find in Bogotá or other major Colombian cities, where gross yields often hover closer to 5% to 6% due to higher property prices relative to rents.
The single most important factor pushing Antioquia's yields higher is the sustained renter demand in Medellín's middle-class neighborhoods (strata 3 to 5), where purchase prices remain accessible while rents have kept pace with inflation.
What's the average net rental yield in Antioquia as of 2026?
As of early 2026, the average net rental yield in Antioquia comes in at approximately 5.8%, which is what remains after subtracting all the recurring costs that landlords actually face.
The typical gap between gross and net yields in Antioquia is around 2 to 2.5 percentage points, meaning landlords should expect to lose roughly a quarter of their gross income to operating expenses.
Property management fees are the single largest expense that reduces gross yield to net yield in Antioquia, often running 9% to 12% of monthly rent when you include VAT, followed closely by the predial (property tax) and vacancy costs.
Most standard investment properties in Antioquia deliver net yields between 4.8% and 6.8%, with the lower end representing premium neighborhoods where management and maintenance costs are higher, and the upper end reflecting well-optimized properties in middle-income areas.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Antioquia.
We made this infographic to show you how property prices in Colombia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Antioquia in 2026?
Local investors in Antioquia generally consider a gross rental yield of 8% or higher to be "good," since this level comfortably exceeds what you could earn from fixed-income alternatives in Colombia while still accounting for real estate's inherent risks.
The threshold that separates average-performing properties from high-performing ones is typically around 9% gross yield, with anything above that usually involving some trade-off like smaller unit size, less central location, or older building stock that requires more hands-on management.
How much do yields vary by neighborhood in Antioquia as of 2026?
As of early 2026, the spread in gross rental yields between Antioquia's highest-yield and lowest-yield neighborhoods is substantial, ranging from around 5.5% in premium areas to over 10% in working-class and middle-income zones.
The neighborhoods that typically deliver the highest rental yields in Antioquia are those with strong everyday renter demand but without the prestige premium, such as Belén, La América, Robledo, and Buenos Aires in Medellín, as well as Itagüí and Bello in the metropolitan area.
The lowest-yield neighborhoods are the prestigious addresses where buyers bid up prices faster than rents can follow, including El Poblado (especially micro-areas like Provenza, Manila, and Milla de Oro), prime Laureles-Estadio, and high-end pockets of Envigado.
The main reason yields vary so dramatically across Antioquia's neighborhoods is that purchase prices in "status" areas are driven by lifestyle appeal and international buyer interest, while rents in those same areas face affordability ceilings that prevent them from rising proportionally.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Antioquia.
How much do yields vary by property type in Antioquia as of 2026?
As of early 2026, gross rental yields across different property types in Antioquia range from roughly 6% for houses and townhouses up to 10% or more for well-located studios and one-bedroom apartments.
Studios and one-bedroom apartments currently deliver the highest average gross rental yield in Antioquia because they command the strongest rent per square meter, even though they also experience more frequent tenant turnover.
Houses and townhouses tend to deliver the lowest average gross rental yield because their higher purchase prices and larger footprints push down the rent-to-value ratio, plus they carry additional maintenance costs for exteriors, gardens, and security.
The key reason yields differ between property types in Antioquia is that smaller units benefit from a "product-like" rental dynamic where tenants pay a premium for location and flexibility, while larger properties face affordability limits that compress rent per square meter.
By the way, you might want to read the following:
What's the typical vacancy rate in Antioquia as of 2026?
As of early 2026, the average residential vacancy rate in Antioquia sits at approximately 5%, which translates to roughly two to three weeks of unoccupied time per year for a well-priced, well-located unit.
Vacancy rates across different Antioquia neighborhoods range from as low as 2% to 3% in high-demand areas like Laureles and Envigado, up to 8% to 10% in slower-moving zones or for properties that are priced above market.
The main factor currently driving vacancy rates in Antioquia is the balance between new rental supply (especially in El Poblado and newer AMVA developments) and sustained tenant demand from young professionals, students, and families relocating within the metro area.
Antioquia's vacancy rate is generally lower than the national Colombian average, reflecting Medellín's status as a magnet for domestic migration and its relatively tight rental market compared to cities with more oversupply.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Antioquia.
What's the rent-to-price ratio in Antioquia as of 2026?
As of early 2026, the average rent-to-price ratio in Antioquia is approximately 0.65% per month, meaning a property worth 400 million COP (roughly 95,000 USD or 87,000 EUR) should generate around 2.6 million COP in monthly rent.
A rent-to-price ratio above 0.7% per month is generally considered favorable for buy-to-let investors in Antioquia, since this translates directly to a gross annual yield above 8.4%, which provides a comfortable margin after expenses.
Antioquia's rent-to-price ratio is stronger than what you'd typically find in Bogotá (closer to 0.45% to 0.55%) or in many other Latin American capitals, reflecting Medellín's combination of accessible property prices and robust rental demand.
We have made this infographic to give you a quick and clear snapshot of the property market in Colombia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Antioquia give the best yields as of 2026?
Where are the highest-yield areas in Antioquia as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Antioquia are Belén (including micro-areas like Belén Rosales and La Palma), La América, and Itagüí in the metropolitan area, all of which benefit from strong working-class and middle-class renter demand without inflated purchase prices.
Gross rental yields in these top-performing Antioquia areas typically range from 8.5% to 10%, with the best results coming from smaller apartments in well-maintained buildings near transit lines or major employment centers.
The main characteristic these high-yield areas share is that they attract a broad base of "everyday" renters (students, young professionals, families) who value convenience and affordability over prestige, which keeps occupancy high while purchase prices stay grounded.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Antioquia.
Where are the lowest-yield areas in Antioquia as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Antioquia are El Poblado (particularly Provenza, Manila, and Milla de Oro), prime Laureles-Estadio, and high-end pockets of Envigado, where purchase prices have been pushed up by lifestyle appeal and international interest.
Gross rental yields in these low-yield Antioquia areas typically range from 5% to 7%, which still provides positive cash flow but significantly underperforms the rest of the market on a percentage basis.
The main reason yields are compressed in these prestigious Antioquia neighborhoods is that buyers are willing to pay a premium for the address and lifestyle amenities, while rents face practical affordability limits that prevent them from rising in proportion to property values.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Antioquia.
Which areas have the lowest vacancy in Antioquia as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Antioquia are Laureles (including Estadio), Envigado, and Sabaneta, where strong liveability, transit access, and family-friendly infrastructure keep rental units occupied almost year-round.
Vacancy rates in these low-vacancy Antioquia areas typically range from just 2% to 4%, meaning landlords often experience less than two weeks of unoccupied time per year between tenants.
The main demand driver keeping vacancy low in these Antioquia neighborhoods is the combination of walkable amenities, reliable public transit, good schools, and a perception of safety that appeals to both young professionals and families.
The trade-off investors face when targeting these low-vacancy areas is that purchase prices tend to be higher relative to rents, so while occupancy is excellent, gross yields are often in the 6% to 7% range rather than the 8% to 9% available in less competitive zones.
Which areas have the most renter demand in Antioquia right now?
The top three neighborhoods currently experiencing the strongest renter demand in Antioquia are Laureles, El Poblado, and Envigado, each attracting different renter profiles but all showing consistently short listing times and high inquiry volumes.
The renter profile driving most of the demand varies by area: Laureles attracts young professionals and digital workers seeking walkability, El Poblado draws international renters and higher-income locals, while Envigado appeals to families looking for space without leaving the metro area.
Rental listings in these high-demand Antioquia neighborhoods typically get filled within one to two weeks for competitively priced units, with desirable properties often receiving multiple applications within days of being listed.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Antioquia.
Which upcoming projects could boost rents and rental yields in Antioquia as of 2026?
As of early 2026, the top three infrastructure developments expected to boost rents in Antioquia are the continued Metro expansion projects, mixed-use redevelopments in areas like Ciudad del Río and Industriales, and improved road connectivity to the Oriente region (Rionegro and El Retiro).
The neighborhoods most likely to benefit from these projects include Ciudad del Río, San Diego, parts of Belén and Robledo near major transit corridors, transit-adjacent pockets in Bello and Itagüí, and growth corridors in Rionegro.
Investors might realistically expect rent increases of 5% to 15% above normal inflation once these projects are completed, though the exact impact depends on proximity to new stations or improved access points and how quickly surrounding development follows.
You'll find our latest property market analysis about Antioquia here.
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What property type should I buy for renting in Antioquia as of 2026?
Between studios and larger units in Antioquia, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments in Antioquia tend to outperform larger units in terms of gross rental yield, though two-bedroom units often deliver better occupancy stability and lower turnover costs.
Studios in Antioquia typically achieve gross yields of 9% to 10.5% (around 4.5 to 5.5 million COP monthly rent for a 150 million COP unit, or roughly 1,070 to 1,300 USD / 980 to 1,200 EUR), while two-bedroom apartments yield closer to 7.5% to 8.5%.
The main factor that explains why studios outperform in yield terms is that tenants pay a premium for location and convenience in smaller units, which pushes rent per square meter higher than in larger apartments where affordability becomes a constraint.
However, larger units become the better choice in Antioquia when targeting families or longer-term professionals who sign multi-year leases, since the reduced turnover (perhaps one move every two to three years versus annually for studios) can actually deliver better net returns over time.
What property types are in most demand in Antioquia as of 2026?
As of early 2026, the most in-demand property type for rentals in Antioquia is the two-bedroom apartment in a building with security and basic amenities, which hits the sweet spot between affordability and flexibility for the largest pool of renters.
The top three property types ranked by current tenant demand in Antioquia are two-bedroom apartments (highest demand), studios and one-bedrooms (strong demand from singles and couples), and family-sized houses in AMVA suburbs like Envigado and Sabaneta (steady demand from families).
The primary trend driving this demand pattern is the growing preference for renting over buying among young Colombian professionals, combined with remote work flexibility that lets people prioritize lifestyle neighborhoods over proximity to traditional office districts.
One property type currently underperforming in demand in Antioquia is the large three-bedroom-plus apartment in older buildings without modern amenities, as families in that budget range often prefer houses with outdoor space, leaving these units with longer vacancy periods.
What unit size has the best yield per m² in Antioquia as of 2026?
As of early 2026, units between 35 and 55 square meters deliver the best gross rental yield per square meter in Antioquia, as this size range captures the premium that tenants pay for compact, well-located apartments without the affordability ceiling that affects larger units.
For this optimal unit size in Antioquia, the typical gross rental yield per square meter translates to roughly 45,000 to 55,000 COP per square meter in monthly rent (approximately 10.70 to 13 USD / 9.80 to 12 EUR per square meter), depending on neighborhood and building quality.
Smaller units below 30 square meters sometimes face regulatory or market resistance (some renters and lenders are wary of very small spaces), while units above 70 square meters see declining rent per square meter because total monthly rent hits the ceiling of what Antioquia's renter pool can afford.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Antioquia.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Colombia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What costs cut my net yield in Antioquia as of 2026?
What are typical property taxes and recurring local fees in Antioquia as of 2026?
As of early 2026, the annual property tax (impuesto predial) for a typical rental apartment in Medellín or the Antioquia metropolitan area ranges from roughly 1.5 to 4 million COP (approximately 355 to 950 USD / 325 to 870 EUR), depending on the property's cadastral value and municipal rates.
Beyond the predial, landlords in Antioquia must also budget for building administration fees (administración), which can run 200,000 to 800,000 COP per month (roughly 47 to 190 USD / 43 to 175 EUR) depending on whether it's a basic building or a full-amenity complex with pools and gyms.
Together, property taxes and recurring local fees typically represent 8% to 15% of gross rental income in Antioquia, with the higher end applying to amenity-rich buildings where administration costs are substantial.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Antioquia.
What insurance, maintenance, and annual repair costs should landlords budget in Antioquia right now?
Annual landlord insurance for a typical rental property in Antioquia runs roughly 400,000 to 1,200,000 COP (approximately 95 to 285 USD / 87 to 260 EUR), covering basic structure and liability, with higher premiums if you insure appliances or furnishings you provide.
The recommended annual maintenance and repair budget in Antioquia is around 0.8% to 1.5% of property value, which for a 300 million COP apartment translates to 2.4 to 4.5 million COP per year (roughly 570 to 1,070 USD / 520 to 980 EUR).
The type of repair expense that most commonly catches Antioquia landlords off guard is water-related damage from plumbing failures or heavy rain infiltration, particularly in older buildings where waterproofing may have deteriorated and where shared building systems can fail unexpectedly.
In total, landlords in Antioquia should realistically budget 3 to 6 million COP annually (roughly 710 to 1,425 USD / 650 to 1,305 EUR) for the combined cost of insurance, routine maintenance, and unexpected repairs.
Which utilities do landlords typically pay, and what do they cost in Antioquia right now?
In most long-term Antioquia leases, tenants pay their own utilities (water, electricity, gas, internet), but landlords end up covering utilities when renting furnished, offering all-inclusive arrangements to attract tenants, or during vacancy periods between tenants.
When landlords do cover utilities for a typical Antioquia rental unit, the monthly cost runs approximately 250,000 to 500,000 COP (roughly 59 to 119 USD / 54 to 109 EUR), depending on unit size, strata (which affects utility tariffs), and tenant usage patterns.
What does full-service property management cost, including leasing, in Antioquia as of 2026?
As of early 2026, full-service property management in Antioquia typically costs 8% to 10% of monthly rent as a base fee, but once you add VAT (19%), the all-in cost is closer to 9.5% to 12% of rent, or roughly 200,000 to 400,000 COP per month (approximately 47 to 95 USD / 43 to 87 EUR) for a typical apartment.
On top of ongoing management, leasing or tenant-placement fees in Antioquia are often structured as a one-time charge equivalent to roughly one month of rent (around 1.5 to 3 million COP / 355 to 710 USD / 325 to 650 EUR), though some managers bundle this into their monthly percentage or charge a reduced rate for renewals.
What's a realistic vacancy buffer in Antioquia as of 2026?
As of early 2026, landlords in Antioquia should set aside approximately 5% of annual rental income as a vacancy buffer, which accounts for the typical time between tenants plus make-ready repairs and marketing.
In practical terms, this 5% buffer translates to roughly two to three weeks of vacancy per year for a well-priced property in a good location, though landlords with older units, unusual layouts, or optimistic pricing should budget closer to four to six weeks (8% to 10% buffer).
Buying real estate in Antioquia can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Antioquia, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| DANE - Índice de Precios al Consumidor (IPC) | DANE is Colombia's official statistics agency, and the IPC is the reference inflation series used across government and markets. | We used it to understand how rents and living costs evolve over time in Antioquia, including city-level rent inflation data. We used it to time-adjust older rent snapshots toward January 2026. |
| DANE - Índice de Precios de la Vivienda Nueva (IPVN) | It's the official government index tracking new-home price changes with published methodology. | We used it to understand the direction and pace of housing prices for new builds leading into 2026. We used it as one leg of our triangulation when updating older price points. |
| Banco de la República - Índice de Precios de la Vivienda Usada (IPVU) | Colombia's central bank produces this index specifically to monitor used-home prices for policy analysis. | We used it to cross-check price momentum in the resale segment, which dominates investor purchases. We used it alongside DANE and market reports to avoid relying on portal listings alone. |
| Ley 820 de 2003 - Función Pública | This is an official government legal repository for Colombian norms governing urban residential leasing. | We used it to ground what's legally normal and allowed for rent setting and annual increases in Colombia. We used it to frame what investors in Antioquia can realistically charge and when. |
| BBVA Research - Situación Inmobiliaria Colombia 2025 | BBVA Research is a major bank research arm that compiles national housing indicators from official and large-market datasets. | We used it to cross-check rental-market tightness, time-to-rent data, and how rents have behaved versus inflation. We used it as a macro sanity check for our Antioquia yield estimates. |
| Camacol - Informes Económicos | Camacol is the main Colombian construction and housing industry association and publishes structured market analysis. | We used it to triangulate the broader housing cycle and supply-demand context that affects rents and vacancies. We used it to avoid drawing conclusions from a single city portal snapshot. |
| Camacol Antioquia - Así está la vivienda en Medellín y Antioquia | It's the Antioquia branch of a national industry body, focused specifically on Medellín and Antioquia market realities. | We used it to tailor our analysis to Antioquia rather than just Colombia overall. We used it to validate that Medellín and AMVA dynamics differ from other Colombian cities. |
| El Tiempo - FincaRaíz Medellín Study | El Tiempo is a major national newspaper, and here it clearly attributes the numbers to a named dataset and research partner. | We used it for anchored, city-specific rent per square meter and price per square meter snapshots that let us compute yields mechanically. We then adjusted those yields to early 2026 using official price and rent trend indicators. |
| Fedelonjas - Rent Increase Guidance | Fedelonjas is the national federation of real-estate guilds and is widely cited on rental rules and market practice. | We used it to cross-check how annual rent adjustments are typically communicated and understood in the market. We used it to make the January 2026 reader guidance practical and law-aligned. |
| Alcaldía de Medellín - Impuesto Predial Unificado | It's the official city portal for Medellín's property tax administration. | We used it to anchor which local tax exists and how it's administered, so readers don't rely on hearsay. We used it when estimating net yields since predial is a real recurring cost. |
| EPM - Water and Sewer Tariffs (January 2026) | EPM is the dominant regulated utility provider for Medellín and AMVA and publishes official tariff schedules. | We used it to ground utility-cost estimates in January 2026 reality, especially where landlords cover bills. We used it to size a realistic utilities risk buffer for net yield calculations. |
| EPM - Electricity Tariffs | This is EPM's official channel for regulated-market electricity tariff publications. | We used it to avoid guessing electricity pricing and to frame landlord-paid utilities scenarios. We used it as a check on how quickly utility costs can move relative to rent. |
| La Lonja de Propiedad Raíz de Medellín y Antioquia | It's the local professional guild ecosystem for real-estate practice in Medellín and Antioquia. | We used it as a local-market reality check on what's structurally unique in Medellín, including demand pockets and rental pressure. We used it to keep neighborhood-level discussion grounded in how the local market actually segments. |
| Grupo Master Inmobiliario - Fee Schedule | Grupo Master is an established Medellín property management firm that publishes transparent service pricing. | We used it to anchor property management cost estimates in real market quotes rather than assumptions. We used it to calculate the all-in cost of professional management including VAT. |
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