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Barranquilla's property market is attracting significant attention from both local and international buyers, with median home prices currently at $91,770 as of September 2025. The city offers excellent value compared to other Colombian coastal destinations, with apartments averaging $700-$1,000 per square meter and luxury properties starting around $250,000.
If you want to go deeper, you can check our pack of documents related to the real estate market in Colombia, based on reliable facts and data, not opinions or rumors.
Barranquilla's real estate market shows steady growth with competitive pricing compared to other Colombian cities. The median home price stands at $91,770, while rental yields range from 6-8% across different property types.
| Property Type | Price Range (USD) | Price per m² | Best Neighborhoods |
|---|---|---|---|
| Studio/1-2BR Apartment | $50,000-$100,000 | $700-$1,000 | El Prado, Miramar, Boston |
| 3BR Apartment | $100,000-$200,000 | $900-$1,200 | Alto Prado, Villa Country |
| Modern House | $100,000-$250,000 | $800-$1,100 | Villa Santos, Alto Prado |
| Luxury Property | $250,000+ | $1,500+ | Riomar, Altos de Riomar |
| Fixer-Upper | $30,000-$70,000 | $500-$750 | El Prado, San Felipe |
What's the current average house price in Barranquilla?
The median home price in Barranquilla currently stands at $91,770 as of September 2025.
Apartments across the city average between $700-$1,000 per square meter, with studio units trending higher at around $1,000 per square meter. Multi-bedroom units typically cluster closer to the median price range.
Houses in sought-after neighborhoods average $800 per square meter for standard family homes. Luxury villas and new constructions can exceed these averages by 20-40%, especially in premium areas like Riomar and Altos de Riomar.
The Barranquilla residential market offers competitive pricing compared to other Colombian coastal cities, making it an attractive option for both local and international buyers seeking value in the Caribbean coast region.
How do prices break down by property type in Barranquilla?
Property prices in Barranquilla vary significantly based on type, location, and condition.
| Property Type | Price Range (USD) | Price per m² | Typical Rental Yield |
|---|---|---|---|
| Studio/1-2BR Apartment | $50,000-$100,000 | $700-$1,000 | 7-8% |
| 3BR Apartment | $100,000-$200,000 | $900-$1,200 | 6-7% |
| Modern House | $100,000-$250,000 | $800-$1,100 | 6-7% |
| Luxury Property | $250,000+ | $1,500+ | 5-6% |
| Fixer-Upper | $30,000-$70,000 | $500-$750 | 8-9% |
Apartments dominate the market in central areas like El Prado and Miramar, while single-family homes are more common in suburban neighborhoods like Villa Santos and Alto Prado. Luxury properties command premium prices in exclusive areas like Riomar, where modern amenities and security features justify higher costs.
What's the price range across different neighborhoods in Barranquilla?
Barranquilla's neighborhoods show distinct pricing patterns based on infrastructure, security, and proximity to business districts.
The most expensive areas include Riomar, Altos de Riomar, Alto Prado, and Villa Santos, where prices reach up to $1,500+ per square meter. These neighborhoods benefit from modern infrastructure, foreign investment, and improved public transit connections.
Mid-range neighborhoods like El Prado, Miramar, Villa Country, and Buenavista offer excellent value at $900-$1,100 per square meter. These areas blend traditional charm with modern amenities and strong community networks.
Budget-friendly options can be found in Boston, San Felipe, and Ciudad JardĂn, where entry-level homes start around $30,000. Fixer-uppers and older homes in these areas typically cost $500-$750 per square meter, offering opportunities for renovation projects.
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Which areas are considered up-and-coming with expected price growth?
Several Barranquilla districts are experiencing rapid development and attracting investment interest.
The Riomar district, particularly Villa Campestre and the VĂa 40 sector, leads the up-and-coming areas. Infrastructure investment and multinational company presence are driving rapid appreciation in these zones.
El Prado is benefiting from restoration projects that are revitalizing historic buildings while maintaining the neighborhood's cultural character. Property values are rising as young professionals and families discover the area's potential.
Riverfront developments along the Magdalena River are attracting significant attention from developers and investors. These projects combine luxury living with waterfront access, creating new premium residential options.
Villa Campestre specifically shows strong growth potential due to its strategic location and ongoing urban development projects that will improve connectivity to the city center.
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What's the typical price per square meter for each main area?
Price per square meter varies significantly across Barranquilla's main residential areas.
| Area | Apartments (COP/m²) | Houses (COP/m²) | USD Equivalent |
|---|---|---|---|
| Riomar (High-end) | 4,000,000-5,000,000 | 3,500,000-4,500,000 | $950-$1,190 |
| Alto Prado/Villa Santos | 3,800,000-4,500,000 | 3,200,000-4,000,000 | $905-$1,071 |
| Ciudad JardĂn/Boston | 2,000,000-3,200,000 | 2,500,000-3,200,000 | $476-$762 |
| City Average | 4,032,221 | 3,274,229 | $780-$960 |
These prices reflect current market conditions with the exchange rate of approximately 4,200 COP per USD as of September 2025. Premium areas like Riomar command the highest prices due to superior amenities and infrastructure.
What's the total cost of buying, including fees, taxes, and other expenses?
Buying property in Barranquilla involves several additional costs beyond the purchase price.
Transfer and registration fees typically cost around 1.5%-2% of the property value, usually split between buyer and seller. Notarial fees add another 1.6% of the deed value, paid entirely by the buyer.
Stamp duty varies for luxury properties but most common properties are exempt or face low rates up to 0.5%. Legal review and appraisal costs approximately $500-$1,500, while real estate agency commissions range from 3%-6%.
Total additional costs typically amount to 4%-6% on top of the purchase price. For a $100,000 property, buyers should budget an additional $4,000-$6,000 for all closing costs and fees.
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What are the average mortgage rates and monthly payments for typical purchases?
Mortgage rates in Barranquilla vary significantly between local and international financing options.
Local Colombian banks offer 30-year fixed mortgages at rates between 10.79%-12.19% for residents. International buyers can often secure better rates around 6.7% through foreign lenders, though local rates tend to be higher.
For a standard $100,000 apartment with a 20-year loan at 11% interest rate, monthly payments would be approximately $990 excluding taxes and insurance. This calculation assumes a traditional down payment structure.
Mortgage rate outlook shows gradual reductions expected over the next 12-24 months, with targets of 7.75%-7.25% by 2026. This trend could significantly improve affordability for future buyers in the Barranquilla market.
How have prices changed over the past year and compared to five years ago?
Barranquilla's property market has shown consistent growth over both short and long-term periods.
Over the past year, Barranquilla prices increased approximately 5-6%, with particularly strong activity throughout 2024-2025. This growth rate exceeds local inflation and reflects genuine market demand.
The five-year comparison shows dramatic growth, with nationwide Colombian prices up nearly 60% since 2020. Barranquilla specifically experienced a 218.5% year-over-year increase in sales volume between 2023-2024, signaling a significant market surge.
This price appreciation has been moderate yet steady, consistently outperforming inflation while maintaining affordability compared to other Colombian coastal cities. The growth reflects improved infrastructure and increased international interest in the Caribbean coast region.
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's the forecast for property prices over the next one, five, and ten years?
Barranquilla's property market outlook shows continued growth potential across all time horizons.
The next year forecast shows moderate growth of 5-6%, especially in up-and-coming districts and luxury green building projects. This growth rate aligns with broader economic development in the region.
Over the next five years, steady annual appreciation is forecast at 5-7%. Infrastructure improvements and expat inflows will likely push premium areas like Riomar and Villa Campestre above the city average.
The ten-year projection shows continued growth driven by port expansion and city modernization initiatives. Rental yields are expected to stabilize at current levels, while long-term investors may benefit from compounding appreciation paralleling Colombia's broader market strength.
These forecasts assume continued political stability and economic growth in Colombia, with Barranquilla maintaining its position as a key Caribbean coast commercial center.
How does Barranquilla compare with other similar-sized cities in Colombia or Latin America?
Barranquilla offers competitive pricing and strong yields compared to regional markets.
| City | Price/m² (USD) | Typical Rental Yield | Market Maturity |
|---|---|---|---|
| Bogotá | $1,500-$2,000 | 7% | Mature |
| MedellĂn | $1,400-$1,900 | 6-10% | Mature |
| Cartagena | $800-$1,200 | 6-8% | Growing |
| Barranquilla | $700-$1,000 | 6-8% | Emerging |
| Panama City | $2,000-$3,000 | 9.5% | Mature |
| Lima | $1,000-$1,500 | 8.7% | Growing |
Barranquilla provides the lowest entry pricing among major Colombian cities while maintaining competitive yields. This positioning makes it attractive for value-oriented investors seeking growth potential in an emerging market.
What are the best options for different investment strategies?
Different investment approaches require specific property types and locations in Barranquilla.
- For Living: Alto Prado, Villa Santos, and El Prado offer the best combination of security, connectivity, and modern amenities for residents.
- For Short-Term Rental: Riomar, Buenavista, and City Center properties with ocean views and luxury amenities command the highest Airbnb revenues.
- For Long-Term Rental: Larger apartments or houses in stable mid-tier neighborhoods attract local families and professionals seeking reliable housing.
- For Resale/Investment: Up-and-coming sectors like Riomar and riverfront developments offer the best appreciation potential during urban renewal phases.
- For Budget-Conscious Buyers: Fixer-uppers in El Prado and San Felipe provide entry-level opportunities with renovation potential.
Budget allocation for short-term rental success typically ranges from $100,000-$200,000 for properties that generate strong returns. Long-term rental investments perform well across various price points, with yields remaining consistent across different neighborhood tiers.
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Can you give examples of recent purchase prices for each main property type and area?
Recent transactions in Barranquilla reflect current market pricing across different property categories.
One-bedroom apartments in El Prado are selling for $50,000-$80,000, representing excellent value for first-time buyers or rental investors. These properties offer easy access to the city center and established infrastructure.
Three-bedroom apartments in Alto Prado command $120,000-$190,000, attracting families and professionals seeking modern amenities in secure neighborhoods. These properties typically include parking and building amenities.
Modern houses in Villa Santos are priced around $220,000, offering single-family living with contemporary features and larger lot sizes. These properties appeal to families seeking suburban lifestyle with urban convenience.
Luxury apartments in Riomar start at $250,000 for penthouse units or ultra-modern new builds, targeting high-end buyers seeking premium finishes and exclusive amenities. Fixer-upper properties in Boston range from $40,000-$65,000, providing opportunities for renovation projects with significant upside potential.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Barranquilla's real estate market presents compelling opportunities for both investors and residents, with competitive pricing and strong growth potential in Colombia's Caribbean coast region.
The combination of affordable entry points, competitive rental yields, and ongoing infrastructure development makes Barranquilla an attractive destination for property investment in 2025.