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Barranquilla's rental market offers diverse opportunities for both renters and investors, with average monthly rents ranging from $2,330,000 COP for one-bedroom apartments to $6,480,000 COP for four-bedroom properties. The city's strategic coastal location and growing economy make it an attractive destination for property investment, with rental yields averaging between 6.65% and 7.71% across different neighborhoods.
Understanding the rental landscape in Barranquilla is crucial whether you're considering relocating to Colombia's fourth-largest city or exploring investment opportunities in the Caribbean coast real estate market. Current market data shows median rents at $2,480,000 COP monthly, with significant variations based on neighborhood prestige, property size, and amenities offered.
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 average monthly rent varies from $2,330,000 COP for one-bedroom apartments to $7,340,000 COP for studio apartments in luxury areas, with a median of $2,480,000 COP across all property types.
Premium neighborhoods like Riomar and Alto Prado command significantly higher rents, while emerging areas offer more affordable options with strong growth potential for investors seeking attractive rental yields.
| Property Type | Average Monthly Rent (COP) | Rental Yield (%) |
|---|---|---|
| Studio Apartment | $7,340,000 | 6.5-7.0 |
| 1-Bedroom Apartment | $2,330,000 | 6.8-7.2 |
| 2-Bedroom Apartment | $2,630,000 | 7.0-7.5 |
| 3-Bedroom Apartment | $3,380,000 | 6.9-7.3 |
| 4-Bedroom Apartment | $6,480,000 | 6.5-7.1 |
| Luxury Properties | $7,500,000-$12,000,000 | 6.0-6.8 |
| Houses (3-4 bedrooms) | $4,000,000-$7,500,000 | 6.8-7.4 |
What's the current average monthly rent for different types of properties in Barranquilla?
As of September 2025, Barranquilla's rental market shows distinct pricing tiers based on property type and size.
Studio apartments command the highest per-unit rents at $7,340,000 COP monthly, reflecting their premium locations in luxury developments. One-bedroom apartments average $2,330,000 COP, while two-bedroom units cost $2,630,000 COP on average. Three-bedroom apartments increase to $3,380,000 COP monthly, and four-bedroom properties reach $6,480,000 COP.
The median rent across all property types sits at $2,480,000 COP monthly, with rental rates averaging $58,800 COP per square meter citywide. Luxury apartments in prime zones like Zona Norte can rent for as low as $390,000 COP monthly for a 75-square-meter two-bedroom unit, while top-end luxury homes with 10 bedrooms and 520 square meters command up to $12,000,000 COP monthly.
Houses typically range from $4,000,000 COP for a three-bedroom property in Villasantos to $7,500,000 COP for a four-bedroom, 300-square-meter house in Alto Prado. These figures reflect the current strength of Barranquilla's rental market and its position as Colombia's fourth-largest city.
How does the average rent vary by neighborhood or district in Barranquilla?
Neighborhood location significantly impacts rental prices in Barranquilla, with premium areas commanding substantially higher rents than emerging districts.
Expensive neighborhoods like Riomar and Alto Prado feature 85-square-meter furnished apartments averaging $2,954,480 COP monthly. Large houses in Riomar rent for approximately $4,000,000 COP monthly, reflecting the area's status as a preferred expat and affluent family destination. Alto Prado consistently shows the highest rents, strongest yields, and most stable occupancy rates in the city.
Affordable areas offer significantly lower rental costs, with modest one-bedroom apartments ranging from $1,040,000 to $1,300,000 COP monthly. Two-bedroom apartments in La Soledad average between $2,132,000 and $2,560,000 COP monthly. Standard median rents in these areas sit around $1,088,000 COP monthly for modest apartments.
Mid-tier neighborhoods like Villa Santos attract young professionals with trendy amenities and reliable rental income, while emerging areas such as Las Flores, Barrio Abajo, and Murillo show growing popularity for both long-term and short-term rental hosting. It's something we develop in our Colombia property pack.
What's the breakdown of average rent by property size and surface area?
Property size directly correlates with rental prices in Barranquilla, showing clear pricing tiers based on square footage and bedroom count.
| Property Size | Average Monthly Rent (COP) | Price per m² (COP) |
|---|---|---|
| Studio (30-40m²) | $7,340,000 | $183,500-$244,700 |
| 1 Bedroom (45-60m²) | $2,330,000 | $38,800-$51,800 |
| 2 Bedroom (60-85m²) | $2,630,000 | $30,900-$43,800 |
| 3 Bedroom (85-120m²) | $3,380,000 | $28,200-$39,800 |
| 4 Bedroom (120-180m²) | $6,480,000 | $36,000-$54,000 |
| Large Houses (200-300m²) | $7,500,000 | $25,000-$37,500 |
| Luxury Properties (300m²+) | $12,000,000+ | $40,000+ |
What's the total monthly cost for each property type, including taxes, fees, and maintenance?
Total monthly housing costs in Barranquilla extend beyond base rent to include utilities, administration fees, taxes, and maintenance expenses.
Utilities typically range from $80,000 to $150,000 COP monthly, though these are often included in short-term rental accommodations. Administration or HOA fees for apartments vary from $150,000 to $500,000 COP depending on building amenities and services. Property taxes (predial) add $50,000 to $250,000 COP monthly for most apartments and houses.
Maintenance costs are usually included in rental agreements but can add $50,000 to $200,000 COP monthly for larger or older homes when tenant-responsible. For a typical two-bedroom apartment in a modern building, total monthly costs including rent, fees, taxes, and utilities range from $2,900,000 to $3,700,000 COP, with higher costs in luxury or prime districts.
Premium properties in areas like Riomar or Alto Prado may see total monthly costs reaching $4,200,000 to $5,000,000 COP when factoring in higher administration fees and utility costs associated with luxury amenities.
How much would the monthly payment be if financed with a mortgage, compared to renting?
Mortgage payments in Barranquilla currently compete closely with rental costs, making property ownership financially attractive for qualified buyers.
Typical mortgage rates in Colombia average around 12% APR, varying based on loan term and creditworthiness. For a $250,000,000 COP property representing a mid-range two-to-three-bedroom apartment, total monthly payments including mortgage, taxes, and insurance range from $2,600,000 to $3,200,000 COP, assuming a 20% down payment and 20-year term.
Comparable rental costs for similar properties average $2,600,000 COP monthly, making mortgage payments equivalent to or slightly below rental expenses for most mainstream properties. However, purchasing requires substantial upfront capital for the down payment, typically $50,000,000 COP for the example property.
This payment parity suggests favorable conditions for buyers who can manage the initial investment, as they build equity while maintaining similar monthly housing costs. It's something we develop in our Colombia property pack.
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What are the typical rents for short-term rentals versus long-term leases?
Short-term and long-term rental markets in Barranquilla operate with distinct pricing structures and occupancy patterns.
Airbnb properties generate average monthly revenue between $2,400,000 and $3,520,000 COP with occupancy rates around 44%. Premium short-term listings command $72 per night during high season, translating to $2,160,000 COP monthly when fully occupied. Top-performing short-term properties achieve occupancy rates up to 78%.
Long-term leases typically price 10% to 30% below monthly short-term equivalents for comparable properties. Annual lease agreements range from $1,700,000 to $3,500,000 COP monthly for apartments and middle-class houses, providing landlords with stable income and reduced management overhead.
The short-term rental market particularly thrives in areas popular with tourists, digital nomads, and business travelers, while long-term leases dominate residential neighborhoods preferred by local families and expatriate professionals seeking stability.
What are some concrete examples of rental prices for apartments, houses, and luxury units?
Specific rental examples across Barranquilla demonstrate the market's diverse pricing tiers and property options.
Modern luxury apartments include a two-bedroom unit in Zona Norte renting for $390,000 COP monthly, representing exceptional value in the luxury segment. A three-bedroom house in Villasantos commands $4,000,000 COP monthly, while basic one-bedroom apartments in the city center start around $1,040,000 COP monthly.
Mid-range options include furnished one-bedroom apartments in El Prado renting for approximately $2,680,000 COP monthly, and large luxury apartments in Riomar commanding $4,000,000 COP monthly. At the high end, luxury properties can reach $7,340,000 COP monthly for premium studio apartments in exclusive developments.
These examples illustrate the significant range available in Barranquilla's rental market, from affordable options for local residents to luxury accommodations targeting international tenants and affluent professionals.
What's the current profile of most renters in Barranquilla?
Barranquilla's rental market serves diverse tenant demographics with distinct preferences and requirements.
1. **Long-term lease tenants** primarily consist of local families, young professionals aged 25-45, and corporate expatriates seeking stable housing solutions in residential neighborhoods.2. **Short-term rental guests** include tourists exploring Colombia's Caribbean coast, digital nomads attracted to the city's growing tech scene, and business travelers attending meetings in the industrial and port sectors.3. **Luxury market renters** typically include senior executives, foreign nationals working for multinational companies, and affluent Colombian families seeking premium amenities and locations.4. **Young professional segment** gravitates toward trendy neighborhoods like Villa Santos, seeking modern amenities, proximity to entertainment districts, and reliable internet connectivity.5. **International residents** often prefer furnished properties in areas like Riomar and Alto Prado, which offer established expatriate communities and international-standard amenities.What are the latest vacancy rates by property type and area?
Vacancy rates in Barranquilla reflect strong rental demand across most property types and neighborhoods.
Long-term rental properties maintain median occupancy rates between 94% and 97% in popular areas, indicating robust demand and limited available inventory. This high occupancy rate particularly characterizes established neighborhoods like Alto Prado, Riomar, and Villa Santos.
Short-term rental properties through platforms like Airbnb show overall occupancy rates around 44%, with top-performing listings achieving up to 78% occupancy. These higher-performing properties typically feature superior locations, professional management, and enhanced amenities.
Premium areas experience the lowest vacancy rates due to consistent demand from expatriates and affluent locals, while emerging neighborhoods show slightly higher vacancy rates but growing interest from investors and tenants seeking value.
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.
Which property types and locations currently offer the highest rental yields?
Barranquilla offers attractive rental yields compared to other major Colombian cities, with specific property types and locations delivering superior returns.
| Location | Property Type | Gross Rental Yield (%) |
|---|---|---|
| Alto Prado | 2-3 Bedroom Apartments | 7.2-7.7 |
| Riomar | Family Houses | 6.8-7.3 |
| Villa Santos | Modern Apartments | 7.0-7.5 |
| Las Flores | Emerging Properties | 7.3-7.8 |
| Barrio Abajo | Short-term Rentals | 6.9-7.4 |
| City Center | Studio/1-Bedroom | 6.5-7.1 |
How have average rents and yields changed over the past 5 years and the past year, and what's the forecast for 1, 5, and 10 years?
Barranquilla's rental market has shown consistent growth with positive forecasts for continued expansion.
Over the past five years, property values have appreciated approximately 45% to 60%, while rental rates have increased 20% to 28%. This growth reflects the city's economic development and increasing attractiveness to both domestic and international residents. The past year has seen rental growth of 6% to 7% year-over-year, with yields remaining stable around 7%.
Short-term forecasts predict rental growth of 5% to 8% annually over the next five years, with yields expected to maintain their current range of 6.5% to 7% barring significant economic disruption. Market stability stems from ongoing urban development projects and the city's strategic position as a Caribbean coast economic hub.
Ten-year projections suggest Colombian urban rents will rise 60% to 80% in nominal terms, with Barranquilla likely performing slightly above average due to continued infrastructure development and population growth. It's something we develop in our Colombia property pack.
How do current rents and yields in Barranquilla compare with other large, similar cities?
Barranquilla's rental market positions competitively within Colombia's major urban centers, offering attractive yields for investors.
| City | Median Monthly Rent (COP) | Gross Rental Yield (%) |
|---|---|---|
| Barranquilla | $2,480,000 | 7.00 |
| Bogotá | $3,000,000 | 8.26 |
| MedellĂn | $2,600,000 | 7.30 |
| Cali | $2,200,000 | 7.32 |
| Cartagena | $2,900,000 | 6.00 |
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 rental market presents compelling opportunities for both tenants and investors, with competitive pricing compared to other major Colombian cities and strong yield potential.
The city's strategic coastal location, growing economy, and ongoing urban development projects position it well for continued rental market growth over the coming decade.
Sources
- Fazwaz Colombia Property Rentals
- Expatistan Cost of Living Barranquilla
- Properstar Barranquilla Rentals
- International Living Colombia
- Living Cost Barranquilla
- Nomads Cost of Living
- Airbtics Barranquilla Revenue
- Global Property Guide Colombia
- Global Property Guide Yields
- The LatinVestor Price Forecasts