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The rental market in Antioquia offers diverse opportunities, with average rents varying significantly between property types and neighborhoods. Apartments in premium areas like El Poblado command the highest rates, while emerging districts provide excellent value for both tenants and investors.
As of September 2025, the Antioquia rental market shows strong fundamentals with competitive yields ranging from 4% to 9% depending on location and property type. The market benefits from growing expat demand, tourism recovery, and expanding local employment opportunities.
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Average apartment rents in Antioquia range from COP29,000-44,000 per square meter monthly, with premium areas like El Poblado commanding the highest rates. The rental market delivers solid yields of 6-8% for most property types and locations.
Total monthly costs including taxes, fees, and utilities typically add 15-25% to base rent, while vacancy rates remain low in prime areas at 3-5% compared to 12-15% in peripheral neighborhoods.
| Property Type | Average Rent (per m²/month) | Best Areas | Typical Yield |
|---|---|---|---|
| Apartments | COP29,000-44,000 | El Poblado, Laureles | 6-8% |
| Houses | COP25,000-35,000 | Envigado, Sabaneta | 5-7% |
| Studios | COP35,000-50,000 | El Poblado, Laureles | 7-9% |
| Short-term Rentals | $80-300/night | El Poblado, Guatapé | 8-12% |
| Luxury Properties | COP45,000-65,000 | El Poblado Premium | 4-6% |
| Student Housing | COP30,000-40,000 | Near Universities | 7-9% |
| Affordable Units | COP20,000-28,000 | Bello, Itagüí | 8-9% |
What's the current average rent in Antioquia by property type?
Apartments dominate the Antioquia rental market with median rents ranging from COP29,000 to COP44,000 per square meter monthly.
Houses typically rent for slightly lower rates at COP25,000 to COP35,000 per square meter monthly, especially in suburban areas like Envigado and Sabaneta. The lower per-square-meter cost for houses reflects their typically larger size and location in less central neighborhoods.
Studios and small units command premium rates of COP35,000 to COP50,000 per square meter monthly in desirable areas. These higher per-square-meter rates reflect strong demand from digital nomads, young professionals, and short-term residents who prioritize location over space.
Luxury properties in premium El Poblado locations can reach COP45,000 to COP65,000 per square meter monthly. These properties typically feature high-end finishes, building amenities, and prime locations with city views.
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How do average rents vary across different neighborhoods in Antioquia?
El Poblado commands the highest rents in Antioquia, with apartments averaging COP11-12 million per square meter in sale price, translating to premium monthly rents.
| Neighborhood | Apartment Rent Premium | House Rent Range | Target Market |
|---|---|---|---|
| El Poblado | Highest (luxury rates) | COP6.2-6.8M/m² properties | Expats, tourists, executives |
| Laureles | High (stable demand) | COP4-5M/m² properties | Professionals, long-term expats |
| Envigado | High (family-oriented) | COP6.9M/m² properties | Families, professionals |
| Rionegro | Moderate (airport premium) | COP6.7M/m² properties | Business travelers, airport workers |
| Sabaneta | Moderate (good value) | COP4.7M/m² properties | Young professionals, families |
| Bello, Itagüí | Lowest (most affordable) | COP3.7-4M/m² properties | Working-class, budget-conscious |
Laureles offers strong rental yields with consistent demand from both local professionals and international residents. The neighborhood balances accessibility with amenities, making it attractive for long-term rentals.
Rionegro benefits from its proximity to José María Córdova International Airport, creating steady demand from business travelers and aviation industry workers. Short-term rental opportunities are particularly strong in this area.
What's the rent difference for small, medium, and large surface areas?
Small units under 50 square meters command the highest per-square-meter rates due to strong demand and limited supply.
Medium-sized properties between 50-90 square meters offer the best balance of affordability and space, typically renting at market rates without significant premiums or discounts. These units attract the broadest tenant base including couples, small families, and professionals.
Large properties over 120 square meters typically rent at lower per-square-meter rates but generate higher total monthly income. These properties appeal primarily to families, groups, or individuals seeking luxury space, though they may experience longer vacancy periods between tenants.
Studio apartments in premium areas like El Poblado can achieve rates of COP50,000+ per square meter monthly, reflecting their appeal to short-term residents and digital nomads. The efficiency and location premium outweighs the space limitations for many tenants.
What's the typical total monthly cost once you include property fees, taxes, and other expenses?
Property taxes in Antioquia range from 0.3% to 1.5% of cadastral value annually, adding $67-200 monthly for a $200,000 property.
HOA fees vary significantly based on building amenities, ranging from $50 monthly for basic buildings to $400 monthly for luxury complexes with pools, gyms, and 24/7 security. Mid-range buildings typically charge $100-200 monthly for maintenance and common area upkeep.
Utilities average $100-150 monthly for a standard two-bedroom apartment, though luxury "Estrato 6" properties can reach $300 monthly due to higher electricity rates and increased consumption. Internet and cable typically add another $30-50 monthly.
Maintenance costs benefit from Colombia's lower labor costs, with basic repairs and upkeep averaging $30-50 monthly for standard properties. Luxury properties require higher maintenance budgets due to premium finishes and amenities.
Total additional costs typically represent 15-25% of base rent, making a $1,000 monthly apartment cost $1,150-1,250 when including all expenses.
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How do current mortgage payments compare to rental income for similar properties?
Mortgage rates in Colombia currently range from 8-12%, making a COP300 million loan cost approximately COP2.5-3.5 million monthly.
Rental income on properties of similar value typically covers 80-100% of mortgage payments in high-demand areas like El Poblado and Laureles. This positive or break-even cash flow makes buy-to-let investments attractive for qualified buyers.
Properties in emerging neighborhoods like Sabaneta and Envigado often generate rental income that exceeds mortgage payments by 10-20%, providing positive cash flow from day one. These areas benefit from growing demand without the premium pricing of established districts.
Luxury properties may require owner contributions to cover mortgage payments, as their lower yields of 4-6% often fall short of financing costs. However, these properties offer potential for significant capital appreciation.
What are the best property types and locations for short-term rentals right now?
El Poblado dominates short-term rental performance with potential monthly earnings of $2,000-9,000 for well-positioned properties.
- Modern apartments in El Poblado Zona Rosa: High tourist demand, average occupancy 60-70%, nightly rates $80-200
- Furnished studios in Laureles: Digital nomad favorite, consistent bookings, rates $50-120 nightly
- Vacation homes in Guatapé: Weekend premium rates $300-500 nightly, seasonal demand peaks
- Airport-convenient properties in Rionegro: Business traveler focus, 35% average occupancy, $60-150 nightly
- Luxury penthouses with city views: High-end market, $200-400 nightly, lower but profitable occupancy
Airbnb occupancy rates in Medellín average 44%, with premium locations achieving 60-70% during peak seasons. The market benefits from year-round tourism and growing digital nomad presence.
What are the best property types and locations for long-term rentals right now?
Furnished apartments in Laureles and Envigado deliver the most consistent long-term rental returns with 6-8% yields and rapid tenant placement.
- Two-bedroom furnished apartments in Laureles: 95% occupancy rates, $1,100-1,300 monthly, expat and professional demand
- Unfurnished family homes in Envigado: Stable 12+ month leases, $1,500-2,000 monthly, local family market
- Student housing near universities: High yields of 7-9%, consistent academic year demand, $400-700 monthly per unit
- Professional housing in Sabaneta: Growing suburb, 5-7% yields, $800-1,300 monthly, young professional target
- Budget apartments in Bello: Working-class demand, 8-9% yields, $350-600 monthly, stable local market
Long-term rentals benefit from lower management costs, reduced turnover, and steady cash flow. Vacancy periods between tenants average 2-4 weeks in desirable areas.
Can you give example rental prices for different types of properties in various areas?
| Area | Studio (30m²) | 2BR (70m²) | 3BR (110m²) | Luxury 3BR |
|---|---|---|---|---|
| Sabaneta | $400-500/month | $800-1,100/month | $1,300/month | N/A |
| Laureles | $500-700/month | $1,100-1,300/month | $1,500/month | N/A |
| El Poblado | $800-1,000/month | $1,500-1,800/month | $2,000+/month | $2,500-4,000/month |
| Rionegro | $700-900/month | $1,200-1,600/month | $1,800/month | $2,000-3,500/month |
| Bello/Itagüí | $350-500/month | $700-900/month | $1,100/month | N/A |
| Envigado | $600-800/month | $1,200-1,500/month | $1,700/month | $2,200-3,000/month |
These prices reflect current market conditions as of September 2025, with furnished properties commanding 20-30% premiums over unfurnished equivalents. Luxury properties with premium finishes, views, or amenities can exceed these ranges significantly.
What are the most common renter profiles for each property type and area?
El Poblado attracts primarily international tenants including short-term tourists, business travelers, expats, and digital nomads seeking premium amenities and nightlife access.
Laureles and Envigado cater to long-term expat families, Colombian professionals, and students who prioritize stability, good schools, and metro access. These areas offer the best balance of amenities and affordability for quality-conscious renters.
Sabaneta, Belén, and Bello primarily serve local Colombian families, young professionals starting careers, and working-class renters seeking value and metro connectivity. These areas represent the largest segment of the rental market by volume.
Rural areas like Guatapé attract weekend vacationers, retirees seeking tranquility, and city residents looking for second homes or escape properties. The rental market is seasonal and weekend-focused.
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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 current vacancy rate in Antioquia, broken down by property type and area?
Premium areas maintain the lowest vacancy rates, with El Poblado and Laureles averaging just 3-5% vacancy.
The overall Medellín metropolitan area averages 8-12% vacancy, reflecting healthy market balance without oversupply concerns. This rate has improved from higher levels in 2023 as demand recovered post-pandemic.
Peripheral neighborhoods like Bello and Itagüí experience higher vacancy rates of 12-15%, though these areas offer investors higher yields to compensate for extended marketing periods. Properties in these areas may sit vacant 4-8 weeks between tenants.
Short-term rentals face different dynamics, with Airbnb properties in Medellín averaging 44% occupancy and Rionegro achieving 35% occupancy. These rates vary significantly by season, with peak periods reaching 70-80% occupancy.
What's the average rental yield today, and how does it compare to 1 year and 5 years ago?
Current gross rental yields in Antioquia average 7.03% as of Q2 2025, representing a slight decline from recent highs.
| Period | Average Gross Yield | Market Condition | Primary Driver |
|---|---|---|---|
| Q2 2025 | 7.03% | Stable growth | Price appreciation |
| Q1 2024 | 7.24% | Recovery phase | Rent growth |
| Q2 2020 | 8-9% | Pandemic impact | Lower property prices |
| 2019 (Pre-pandemic) | 6.5-7.5% | Expansion cycle | Strong demand |
| 5-year average | 7.1% | Cyclical variation | Economic cycles |
The yield compression reflects property price appreciation outpacing rental growth, a common pattern in developing markets. However, yields remain attractive compared to traditional investments like bonds or savings accounts.
Luxury properties in El Poblado show lower yields of 4-6%, while affordable areas maintain higher yields of 8-9%, providing options for different investment strategies and risk tolerances.
How do current rents and yields in Antioquia compare to other similar large cities?
Antioquia delivers comparable yields to Bogotá's 6-8% range while offering lower entry costs and stronger growth potential.
Compared to Cartagena, Antioquia provides more stable year-round occupancy due to its diverse economy beyond tourism. Cartagena's seasonal fluctuations create income volatility that many investors prefer to avoid.
Medellín consistently ranks as a top Colombian city for reliable rental returns, especially outside luxury districts where yields remain competitive. The city's growing international profile and improved infrastructure support continued rental demand growth.
Internationally, Antioquia yields exceed those in São Paulo, Brazil, and match or exceed Lima, Peru, while offering better quality of life and infrastructure. The combination of yield, growth potential, and livability makes Antioquia attractive to regional investors.
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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.
The Antioquia rental market offers attractive opportunities across multiple property types and neighborhoods, with yields ranging from 4% to 9% depending on strategy.
Investors can choose between high-yield affordable areas and premium locations with stronger capital appreciation potential, while total costs remain manageable compared to other major Latin American markets.
Sources
- The LatinVestor - Antioquia Price Forecasts
- Properstar - Colombia Antioquia House Prices
- The LatinVestor - Antioquia Property Market
- Global Property Guide - Colombia Price History
- AirROI - Medellín Rental Report
- AirROI - Rionegro Rental Report
- Medellin Living - Apartment Rental Guide
- Medellin Guru - Inexpensive Neighborhoods
- Medellin Advisors - Market Analysis 2025
- Realtor.com - Colombia Rentals