Authored by the expert who managed and guided the team behind the Colombia Property Pack
Yes, the analysis of Cartagena's property market is included in our pack
This article covers everything you need to know about current housing prices in Cartagena, Colombia.
We constantly update this blog post with the latest data so you always have fresh, reliable numbers.
Whether you're looking at beachfront apartments or colonial homes in the historic center, you'll find the pricing details here.
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 Cartagena.
Insights
- In Cartagena in 2026, the median home price sits around COP 850 million ($207,000), but listings in Bocagrande and Castillogrande often start at double that amount.
- Small studios under 55 square meters in beachfront areas command the highest price per square meter in Cartagena because short-term rental demand from tourists pushes investor pricing up.
- New construction in Cartagena carries about a 12% premium over comparable existing homes, mainly due to modern amenities and lower expected maintenance costs.
- Cartagena property prices rose roughly 8% nominally over the past year, but after adjusting for Colombia's mid-single-digit inflation, real appreciation was only 2% to 3%.
- The gap between listing prices and final sale prices in Cartagena averages around 6%, with luxury properties often seeing larger negotiation margins.
- Castillogrande remains Cartagena's most expensive neighborhood, with prices ranging from COP 18 to 28 million per square meter ($4,400 to $6,800 per sqm).
- Around 70% of residential inventory in Cartagena consists of tower apartments with amenities, reflecting the city's vertical development pattern in premium coastal zones.
- Budget-conscious buyers can still find 2-bedroom apartments in Ternera or El Campestre for under $100,000, though these areas sit farther from the beach.
- Over the past 10 years, Cartagena housing prices have nearly doubled in nominal terms, but real (inflation-adjusted) growth has been closer to 25%.
What is the average housing price in Cartagena in 2026?
The median housing price in Cartagena is more useful than the average because it represents what a typical buyer actually pays, without being pulled upward by ultra-luxury properties in places like Castillogrande and Centro Historico.
We are writing this as of the first half of 2026 using the latest data collected from authoritative Colombian sources like DANE, Banco de la Republica, Finca Raiz, and Properstar, all of which we manually verified.
The median housing price in Cartagena in 2026 is approximately COP 850 million, which equals about $207,000 or €191,000. The average housing price in Cartagena in 2026 runs higher at around COP 1.25 billion, or roughly $305,000 (€281,000), because expensive beachfront and historic properties push this number up.
About 80% of residential properties in Cartagena in 2026 fall within a price range of COP 350 million to COP 2 billion, which translates to approximately $85,000 to $488,000.
A realistic entry-level price range in Cartagena in 2026 is COP 250 to 350 million ($61,000 to $85,000 or €56,000 to €79,000), which can get you an existing 2-bedroom apartment of around 55 to 65 square meters in neighborhoods like Ternera or El Campestre.
A typical luxury property in Cartagena in 2026 falls in the range of COP 3.5 to 10 billion ($854,000 to $2.44 million or €787,000 to €2.25 million), which includes newer high-floor penthouses of 180 to 250 square meters in Castillogrande with direct water views and full building amenities.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cartagena.
Are Cartagena property listing prices close to the actual sale price in 2026?
In Cartagena in 2026, listing prices tend to run about 6% higher than the final closing price.
Sellers in Cartagena often anchor high because the city's tourism appeal and short-term rental potential create optimistic expectations. The gap widens most for luxury properties that sit on the market longer, where buyers have more leverage to negotiate down from the asking price.
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What is the price per sq m or per sq ft for properties in Cartagena in 2026?
As of early 2026, the median housing price per square meter in Cartagena is around COP 9 million, which equals about $2,195 per sqm or $204 per sqft. The average price per square meter in Cartagena runs higher at approximately COP 11.5 million ($2,805 per sqm or €2,584 per sqm), with the per-sqft average coming in at about $261.
Small studios and 1-bedroom apartments under 55 square meters in beachfront areas like Bocagrande and Castillogrande have the highest price per sqm in Cartagena in 2026, while larger family apartments in inland neighborhoods like Ternera and El Campestre have the lowest, because tourism demand concentrates in compact units near the water.
In Cartagena in 2026, the highest prices per square meter are found in Castillogrande, ranging from COP 18 to 28 million per sqm ($4,400 to $6,800). The lowest prices per sqm are in Ternera and El Campestre, where you can find properties at COP 4 to 7 million per sqm ($976 to $1,707).
How have property prices evolved in Cartagena?
Compared to one year ago in January 2025, Cartagena housing prices have increased by about 8% in nominal terms, though real growth after inflation sits at just 2% to 3%. This modest real appreciation reflects how high financing costs have kept broader demand in check, even as tourism and second-home buyers kept premium locations firm.
Compared to ten years ago in January 2016, Cartagena housing prices have nearly doubled with a nominal increase of around 95%. However, after adjusting for a decade of Colombian inflation, the real appreciation is closer to 25%, driven mainly by growing demand for secure, amenity-rich coastal properties and limited buildable land in prime areas.
By the way, we've written a blog article detailing the latest updates on property price variations in Cartagena.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Cartagena.
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What types of properties are available in Cartagena and how do prices vary in 2026?
In Cartagena in 2026, tower apartments with amenities make up about 70% of available inventory, followed by mid-rise apartments at 10%, urban houses at 10%, townhouses at 5%, heritage homes in the historic center at 3%, and ultra-luxury villas or penthouses at 2%, because vertical development dominates the premium coastal zones.
The average price for a tower apartment with amenities in Cartagena in 2026 is around COP 1.35 billion ($329,000 or €303,000). Mid-rise apartments average COP 850 million ($207,000 or €191,000), urban houses average COP 1.1 billion ($268,000 or €247,000), and townhouses in gated communities average COP 900 million ($220,000 or €202,000). Heritage homes in the walled city command much higher prices at around COP 4.5 billion ($1.1 million or €1.01 million), while ultra-luxury penthouses and villas average COP 8 billion ($1.95 million or €1.8 million).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Cartagena?
- How much should you pay for an apartment in Cartagena?
- How much should you pay for a villa in Cartagena?
- How much should you pay for a condo in Cartagena?
How do property prices compare between existing and new homes in Cartagena in 2026?
In Cartagena in 2026, new-build properties carry a premium of about 12% compared to similar existing homes.
This premium exists because newer buildings in Cartagena come with modern amenities, better energy efficiency, and lower near-term maintenance costs, which means buyers face less risk of unexpected repair expenses in the first years of ownership.
Get to know the market before buying a property in Cartagena
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How do property prices vary by neighborhood in Cartagena in 2026?
Centro Historico and San Diego in Cartagena offer restored colonial homes and boutique apartments within the walled city. Prices here range from COP 1.8 to 6 billion ($439,000 to $1.46 million) because of the limited supply of heritage properties and strong demand from buyers seeking walkable access to restaurants, culture, and historic architecture.
Getsemani has become Cartagena's trendiest neighborhood, attracting expats and short-term rental investors with its blend of local character and international appeal. Properties in Getsemani range from COP 1.3 to 4 billion ($317,000 to $976,000), reflecting its popularity while remaining more accessible than the adjacent walled city.
Bocagrande and Castillogrande represent Cartagena's beachfront high-rise corridor with the most resort-like lifestyle. Prices in these neighborhoods range from COP 1.4 to 6.5 billion ($341,000 to $1.59 million), driven by ocean views, modern amenities, and proximity to beaches and services.
You will find a much more detailed analysis by areas in our property pack about Cartagena. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (COP and $) | Per sqm (COP and $) | Per sqft (COP and $) |
|---|---|---|---|---|
| Castillogrande | Luxury / beach | 2.2B - 6.5B COP; $537k - $1.59M | 18 - 28M COP; $4,400 - $6,800 | 1.7 - 2.6M COP; $408 - $634 |
| Bocagrande | Beach / amenities | 1.4B - 4.5B COP; $341k - $1.1M | 14 - 22M COP; $3,400 - $5,400 | 1.3 - 2M COP; $317 - $499 |
| Centro Historico | Heritage / walkable | 1.8B - 6B COP; $439k - $1.46M | 16 - 26M COP; $3,900 - $6,300 | 1.5 - 2.4M COP; $363 - $589 |
| Getsemani | Trendy / expats | 1.3B - 4B COP; $317k - $976k | 13 - 22M COP; $3,200 - $5,400 | 1.2 - 2M COP; $295 - $499 |
| El Laguito | Beach / short-stay | 1.1B - 3.2B COP; $268k - $780k | 12 - 19M COP; $2,900 - $4,600 | 1.1 - 1.8M COP; $272 - $431 |
| La Boquilla / Cielo Mar | Beach / new towers | 950M - 3B COP; $232k - $732k | 11 - 18M COP; $2,700 - $4,400 | 1 - 1.7M COP; $249 - $408 |
| Serena del Mar | New masterplan / family | 750M - 2.4B COP; $183k - $585k | 10 - 16M COP; $2,400 - $3,900 | 930k - 1.5M COP; $227 - $363 |
| Crespo | Near airport / family | 650M - 1.8B COP; $159k - $439k | 9 - 14M COP; $2,200 - $3,400 | 836k - 1.3M COP; $204 - $317 |
| Marbella | Beach-adjacent / mid | 700M - 2.1B COP; $171k - $512k | 10 - 15M COP; $2,400 - $3,700 | 930k - 1.4M COP; $227 - $340 |
| Manga | Central / value | 550M - 1.4B COP; $134k - $341k | 8 - 12M COP; $2,000 - $2,900 | 743k - 1.1M COP; $181 - $272 |
| Pie de la Popa | Local / commute | 450M - 1.1B COP; $110k - $268k | 7 - 10M COP; $1,700 - $2,400 | 650k - 930k COP; $159 - $227 |
| Ternera / El Campestre | Budget / new subdivisions | 280M - 750M COP; $68k - $183k | 4 - 7M COP; $976 - $1,707 | 372k - 650k COP; $91 - $159 |
How much more do you pay for properties in Cartagena when you include renovation work, taxes, and fees?
When buying a property in Cartagena in 2026, you should expect to pay an additional 4% to 10% on top of the purchase price for closing costs, taxes, and fees, with the exact amount depending on whether the property is new or existing and what condition it is in.
If you buy a property for $200,000 (about COP 820 million) in Cartagena, you should budget approximately $10,000 to $12,000 (COP 41 to 49 million) for notary fees, registration, and administrative costs. This brings your total investment to around $210,000 to $212,000 (COP 861 to 869 million).
For a $500,000 property (about COP 2.05 billion) in Cartagena, expect to add roughly $25,000 to $35,000 (COP 103 to 144 million) in closing costs and potential initial repairs. Your all-in budget would reach approximately $525,000 to $535,000 (COP 2.15 to 2.19 billion).
At the $1,000,000 level (about COP 4.1 billion), additional expenses in Cartagena typically range from $60,000 to $80,000 (COP 246 to 328 million), particularly if any renovation is needed. This means your total outlay could reach $1,060,000 to $1,080,000 (COP 4.35 to 4.43 billion).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Cartagena.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cartagena
| Expense | Category | Estimated Cost (COP and $) |
|---|---|---|
| Notary fees | Closing costs | Typically 0.5% to 1% of the property value. For a COP 850 million home, this means COP 4.25 to 8.5 million ($1,000 to $2,100). The notary certifies the transaction and prepares the official deed. |
| Registration fees | Closing costs | Around 1.5% to 2% of the property value for registering the title with the public registry. On an COP 850 million property, expect COP 12.75 to 17 million ($3,100 to $4,100). |
| Administrative and paperwork | Fees | Various document fees, certificates, and administrative costs typically add COP 2 to 5 million ($500 to $1,200). These cover property certificates, tax clearances, and legal documentation. |
| Brokerage commission | Fees | Ranges from 0% to 3% depending on the deal structure. In many cases the seller pays, but when the buyer pays it can add COP 17 to 38 million ($4,100 to $9,300) on a COP 1.25 billion property. |
| Light renovation | Renovation | Basic refresh including paint, AC servicing, and minor repairs typically costs COP 15 to 60 million ($3,700 to $14,600). This covers cosmetic updates without structural changes. |
| Full renovation | Renovation | Complete overhaul of kitchen, bathrooms, flooring, and systems runs COP 80 to 250 million ($19,500 to $61,000). Heritage properties in Centro Historico often require this level of investment. |
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 properties can you buy in Cartagena in 2026 with different budgets?
With $100,000 (about COP 410 million) in Cartagena in 2026, you can find an existing 2-bedroom apartment of around 60 square meters in Ternera or El Campestre, an older 1 to 2-bedroom unit of about 55 square meters in Pie de la Popa needing some updates, though beachfront options at this price point are extremely limited to small studios far from prime areas.
With $200,000 (about COP 820 million) in Cartagena in 2026, you can purchase an existing 2-bedroom apartment of around 85 square meters in Manga with good city access, an existing 2-bedroom unit of about 75 square meters in Crespo near the airport, or a newer 2-bedroom apartment of 70 to 80 square meters in Serena del Mar's entry-level projects.
With $300,000 (about COP 1.23 billion) in Cartagena in 2026, your options expand to an existing 2-bedroom apartment of 90 to 110 square meters in beach-adjacent Marbella, a new 3-bedroom unit of 100 to 115 square meters in Serena del Mar with better amenities, or an existing 2-bedroom apartment of 80 to 95 square meters in El Laguito depending on the view and building quality.
With $500,000 (about COP 2.05 billion) in Cartagena in 2026, you can afford an existing 3-bedroom apartment of around 140 square meters in Bocagrande on a higher floor with views, a newer 3-bedroom unit of about 130 square meters in La Boquilla or Cielo Mar in a modern tower, or a smaller heritage-style home or apartment in Centro Historico where size varies based on restoration quality.
With $1,000,000 (about COP 4.1 billion) in Cartagena in 2026, you enter the premium market with options like a fully restored colonial home of 220 to 300 square meters in Centro Historico or San Diego, a high-end penthouse of 180 to 220 square meters in a top-tier Bocagrande building, or a large luxury apartment of around 200 square meters in Castillogrande.
With $2,000,000 (about COP 8.2 billion) in Cartagena in 2026, you reach the ultra-premium segment with choices including a panoramic penthouse of 250 to 350 square meters in Castillogrande, a trophy-grade fully restored heritage home in Centro with courtyard features, or a high-end villa-style property though these are rare within the city itself and more options appear in nearby coastal enclaves.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cartagena.
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 Cartagena, 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 - IPVN (New Housing Price Index) | DANE is Colombia's official statistics agency, and IPVN is the government's standard measure for new housing price trends. | We used IPVN to track new-build price movements in Colombia. We applied it as a benchmark to ensure our Cartagena estimates align with official housing inflation data. |
| DANE - CPI Inflation Bulletin | This is the official Consumer Price Index publication used by the Colombian government and central bank for economic policy. | We used CPI data to convert nominal price changes into real (inflation-adjusted) appreciation. We referenced the latest bulletin to frame our January 2026 analysis accurately. |
| Banco de la Republica - IPVU | Colombia's central bank publishes IPVU as a core housing market indicator used for monetary policy analysis. | We used IPVU to establish the 10-year trend for existing homes in Colombia. We cross-checked our Cartagena used-home assumptions against this national pattern. |
| Banco de la Republica - IPVU Methodology | This document explains the repeat-sales methodology, which is similar to the Case-Shiller approach used in the United States. | We used the methodology explanation to understand how official indices work. We applied this knowledge to translate index trends into practical price level estimates. |
| Superfinanciera - TRM Definition | Superfinanciera is Colombia's financial regulator and certifies the official market exchange rate known as TRM. | We used this source to define the official COP-to-USD reference rate. We applied a January 2026 working exchange rate consistently across all currency conversions. |
| Datos Abiertos Colombia - TRM Historical Data | This is Colombia's official open data portal where government datasets including TRM history are published. | We used this portal to verify historical exchange rate patterns. We derived our January 2026 conversion baseline from recent TRM averages available here. |
| Finca Raiz - Cartagena Listings | Finca Raiz is one of Colombia's largest property portals with comprehensive listing coverage and published city summaries. | We used Finca Raiz data as a market-level check on typical prices and sizes in Cartagena. We derived implied COP per sqm figures and validated our median and average estimates. |
| Properstar - Cartagena Price Snapshot | Properstar is an international property aggregator that publishes transparent price-per-sqm data across markets. | We used Properstar as a second independent per-sqm reference for Cartagena. We triangulated their data with Finca Raiz to avoid luxury-skewed estimates. |
| Camacol Bolivar - Market Studies | Camacol is Colombia's construction chamber, and regional chapters like Bolivar track local housing market indicators closely. | We used Camacol Bolivar to understand local market dynamics in Cartagena. We referenced their data on new projects, sales volumes, and supply factors in areas like Serena del Mar. |
| BBVA Research - Colombia Real Estate 2025 | BBVA Research is a major bank research unit with established methodology for real estate macro analysis. | We used BBVA Research to understand the macro drivers behind price changes. We applied their analysis to support conservative projections rather than aggressive extrapolation. |
| DANE - General Statistics Portal | DANE is Colombia's national statistics office responsible for all official demographic and economic data. | We used DANE as our primary source for official Colombian statistics. We referenced multiple DANE publications to ensure consistency in our data foundation. |
| Banco de la Republica - Central Bank | Colombia's central bank provides authoritative economic data and analysis used for national monetary policy. | We used central bank data to validate housing market trends. We cross-referenced their publications with DANE data for a complete economic picture. |
| Camacol National - Construction Chamber | Camacol is the official voice of Colombia's construction industry with detailed sector data and market research. | We used national Camacol data to understand broader construction trends. We compared national patterns with Cartagena-specific data from the Bolivar chapter. |
| La Republica - Business News | La Republica is one of Colombia's leading business newspapers with regular real estate market coverage. | We monitored La Republica for recent market developments and expert commentary. We used their reporting to validate our understanding of current market conditions. |
| Portafolio - Economic News | Portafolio is Colombia's main financial newspaper with extensive coverage of real estate and economic trends. | We referenced Portafolio for market news and analysis. We used their expert sources to complement official statistical data. |
| Metrocuadrado - Property Portal | Metrocuadrado is another major Colombian real estate portal with comprehensive listing data. | We used Metrocuadrado as an additional source for listing prices. We compared their data with Finca Raiz and Properstar for better accuracy. |
| Ciencuadras - Property Listings | Ciencuadras is a growing Colombian property platform with good coverage of coastal markets. | We checked Ciencuadras for additional Cartagena listings. We used their data to ensure we captured a full range of market segments. |
| Lonja de Colombia - Appraisers Association | This is Colombia's professional association of property appraisers with expertise in valuation standards. | We referenced Lonja publications for valuation methodology context. We used their standards to ensure our price estimates align with professional practices. |
| Cartagena Cadastre Office | The local cadastre office maintains official property records and tax valuations for Cartagena. | We referenced cadastral information for neighborhood boundaries. We used official property classifications to understand local market segmentation. |
| Cartagena Municipal Government | The official city government provides local regulations and urban development information. | We checked municipal sources for zoning and development context. We used this to understand which neighborhoods are seeing new construction activity. |
| ProColombia - Investment Promotion | ProColombia is the government agency promoting foreign investment with data on real estate opportunities. | We used ProColombia data to understand foreign buyer activity. We referenced their market reports for context on international demand in Cartagena. |
| Ministry of Housing - Colombia | The national housing ministry sets policy and publishes data on housing programs and market conditions. | We referenced ministry data for regulatory context. We used their publications to understand housing policy impacts on the Cartagena market. |
| Asobancaria - Banking Association | Colombia's banking association publishes data on mortgage lending and housing finance trends. | We used Asobancaria data to understand financing conditions. We referenced their reports on mortgage rates and credit availability affecting buyer demand. |
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