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Barranquilla's apartment market offers diverse options for both investors and residents, with prices varying significantly based on location and property type.
The Colombian Caribbean coast's main commercial hub provides apartment options ranging from affordable suburban units at COP 186 million to luxury developments exceeding COP 1.2 billion in prime districts like Riomar and Alto Prado.
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As of September 2025, apartments in Barranquilla cost an average of COP 4.12-4.25 million per square meter, with significant variations between central and suburban areas.
Entry-level apartments in decent neighborhoods start around COP 200-250 million, while luxury units in prime locations can exceed COP 1.2 billion.
| Property Type | Central Area (COP) | Suburban Area (COP) |
|---|---|---|
| Price per m² | 4,120,000-4,250,000 | 3,500,000-4,000,000 |
| One-bedroom apartment | 213,000,000-256,000,000 | 186,000,000+ |
| Two-bedroom apartment | 300,000,000-600,000,000 | 186,000,000-300,000,000 |
| 100m² apartment | 412,000,000+ | 350,000,000+ |
| Monthly HOA fees | 345,000-800,000 | 180,000-450,000 |
| Annual property taxes | 2,900,000-4,100,000 | 1,600,000+ |
| Monthly mortgage (20yr) | 4,150,000-4,700,000 | 2,000,000-3,000,000 |
What's the current average price per square meter for an apartment in Barranquilla?
The current average price per square meter for apartments in Barranquilla ranges from COP 4.12 million to COP 4.25 million as of September 2025.
City center apartments typically command higher prices, often exceeding COP 4.5 million per square meter due to proximity to business districts, shopping centers, and entertainment venues. These central locations include neighborhoods like El Centro, La Cumbre, and parts of the northern corridor.
Suburban and peripheral areas offer more affordable options, with prices generally falling between COP 3.5 million and COP 4 million per square meter. These areas include neighborhoods further from the city center but still well-connected by public transportation and major roadways.
New developments and luxury buildings can push prices significantly higher, sometimes reaching COP 5.3 million per square meter or more, especially in premium districts like Riomar, Alto Prado, and Villa Country.
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How much does a typical one-bedroom apartment cost in the city center versus outside the center?
A typical one-bedroom apartment in Barranquilla's city center costs between COP 213 million and COP 256 million to purchase, depending on the building's amenities and exact location.
Outside the city center, one-bedroom apartments start at approximately COP 186 million, offering significant savings for buyers willing to commute or prefer quieter residential areas. These suburban properties often provide better value per square meter and may include additional amenities like parking spaces or green areas.
For rental purposes, city center one-bedroom apartments average around COP 1 million per month, while similar units outside the center typically rent for about COP 910,000 monthly. The rental market shows a smaller price differential than the purchase market.
The price difference reflects factors such as accessibility to business districts, proximity to universities, availability of public transportation, and local infrastructure quality. Central apartments often feature modern finishes and building amenities like gyms, pools, and 24-hour security.
What's the price range for a two-bedroom apartment in central areas compared to suburban neighborhoods?
| Location Type | Price Range (COP) | Average Size (m²) |
|---|---|---|
| Central Areas | 300,000,000 - 600,000,000 | 70-120 |
| Suburban Neighborhoods | 186,000,000 - 300,000,000 | 80-130 |
| Premium Central | 500,000,000 - 800,000,000 | 100-150 |
| Entry-level Suburban | 186,000,000 - 230,000,000 | 75-95 |
| Mid-range Suburban | 230,000,000 - 300,000,000 | 90-115 |
How much would a 100-square-meter apartment cost on average in popular districts?
A 100-square-meter apartment in popular Barranquilla districts would cost approximately COP 412 million based on the current median price of COP 4.12 million per square meter.
In premium districts like Riomar, Alto Prado, and Villa Country, the same-sized apartment could range from COP 500 million to COP 600 million due to superior infrastructure, proximity to exclusive clubs, shopping centers, and international schools.
Popular middle-class neighborhoods such as Los Alpes, Prado, and parts of the northern corridor typically price 100-square-meter apartments between COP 380 million and COP 450 million. These areas offer good connectivity while maintaining reasonable prices.
Emerging popular districts like Paraíso and some areas of Soledad (metropolitan area) might offer similar-sized apartments for COP 350 million to COP 400 million, representing good value for money with growth potential.
The final price also depends on factors such as building age, amenities, floor level, view quality, and parking availability, which can add or subtract 10-20% from the base square meter price.
What are the lowest and highest prices currently on the market for apartments in Barranquilla?
The lowest apartment prices currently available in Barranquilla start around COP 186 million to COP 213 million for modest, older units in less central or developing areas.
These entry-level properties are typically found in neighborhoods like Soledad, some parts of Sur Occidente, or older buildings in transitional areas. While affordable, they may require renovation or updates to modern standards.
At the high end, luxury apartments in prime locations regularly exceed COP 736 million, with some penthouses and brand-new developments in exclusive areas surpassing COP 1.2 billion. These premium properties often feature imported finishes, panoramic views, private elevators, and extensive amenities.
The highest-priced apartments are typically found in developments along the northern corridor, beachfront properties in Puerto Colombia, or exclusive high-rise buildings in Riomar and Alto Prado districts.
The wide price range reflects Barranquilla's diverse real estate market, catering to different income levels and investment strategies from budget-conscious buyers to luxury investors seeking premium coastal properties.
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How much do new-build apartments typically cost compared to older properties?
New-build apartments in Barranquilla typically cost 10-20% more than older properties, with median prices ranging from COP 4.5 million to COP 5.3 million per square meter.
This premium reflects modern construction standards, energy-efficient systems, contemporary design, and compliance with current building codes. New developments also often include amenities like gyms, pools, social areas, and advanced security systems.
Older properties, generally those built more than 10 years ago, median around COP 4 million per square meter or less. These properties often offer more negotiable pricing, especially if they require updates or renovations.
Pre-construction purchases can sometimes offer discounts of 5-10% compared to completed new buildings, but buyers should carefully evaluate developer credibility and completion timelines. Payment plans during construction can also provide financing advantages.
The age factor becomes less significant in premium locations where land value dominates pricing, but remains important in middle-market segments where construction quality and modern amenities significantly impact buyer preferences.
What's the average total purchase price for an entry-level apartment in a decent neighborhood?
The average total purchase price for an entry-level apartment in a decent Barranquilla neighborhood ranges from COP 200 million to COP 250 million.
These entry-level properties typically consist of modest one-bedroom or small two-bedroom apartments in non-central but well-established areas with basic amenities and good transportation access. Decent neighborhoods include areas like Boston, Las Flores, or parts of the northern corridor with developing infrastructure.
Properties in this price range usually range from 50 to 70 square meters and may include one parking space, basic building amenities, and access to public transportation routes. The buildings are typically 5-15 years old with standard finishes.
Buyers should expect additional costs including notary fees (approximately 1-2% of purchase price), registration taxes, legal fees, and potential renovation costs to customize the property to personal preferences.
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How much would a luxury apartment in a prime location cost in total?
A luxury apartment in a prime Barranquilla location typically costs between COP 600 million and COP 1.2 billion for high-end, new-build units exceeding 100 square meters.
Prime locations include prestigious districts like Riomar, Villa Country, Alto Prado, and exclusive beachfront developments in nearby Puerto Colombia. These areas offer proximity to top restaurants, shopping centers, international schools, and exclusive clubs.
Luxury features commonly include imported materials, high-end appliances, panoramic city or ocean views, private elevators, multiple parking spaces, and extensive building amenities such as infinity pools, spa facilities, concierge services, and private wine cellars.
The most expensive luxury apartments, particularly penthouses with private terraces and premium views, can exceed COP 1.5 billion. These properties often feature custom designs, smart home technology, and exclusive access to private beach clubs or marina facilities.
Additional costs for luxury properties include higher insurance premiums, premium HOA fees ranging from COP 600,000 to COP 1.2 million monthly, and specialized maintenance for high-end systems and finishes.
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What are the estimated monthly mortgage payments for an average-priced apartment, assuming a 20-year loan with a standard local interest rate?
For an average-priced apartment costing COP 412 million (100m² at median price) with a 20-year mortgage term, estimated monthly payments range from COP 4.15 million to COP 4.7 million.
This calculation assumes current Colombian mortgage interest rates of approximately 10.79% annually, with the benchmark rate at 9.25% and typical bank rates ranging from 10-12% depending on borrower creditworthiness and down payment amount.
The actual payment varies significantly based on the down payment percentage. A 20% down payment (COP 82.4 million) would reduce the loan amount to COP 329.6 million, lowering monthly payments to approximately COP 3.3-3.8 million.
Additional monthly costs include mortgage insurance (if down payment is less than 20%), property taxes divided into monthly payments, and mandatory homeowner's insurance, which can add COP 300,000-500,000 to the total monthly housing cost.
Foreign buyers may face slightly higher interest rates and stricter down payment requirements, typically needing 30-40% down payment and proof of international income stability.
How much are typical annual property taxes for an apartment in Barranquilla?
Typical annual property taxes for apartments in Barranquilla range from 0.7% to 1% of the property's assessed value.
For a COP 412 million apartment (average 100m² unit), annual property taxes would range from approximately COP 2.9 million to COP 4.1 million, payable to the municipal government of Barranquilla.
The exact rate depends on the property's location, use classification (residential vs. commercial), and the municipality's current tax schedule. Properties in premium districts or those classified as luxury may face higher rates within the allowable range.
Property taxes can be paid annually for a small discount (typically 5-10%) or in quarterly installments throughout the year. The assessment value is typically updated every few years by municipal authorities based on market conditions and property improvements.
New construction properties often receive temporary tax incentives or reduced rates for the first few years, particularly in designated development zones or areas targeted for urban renewal projects.
What are the usual monthly maintenance or HOA fees for an apartment in this city?
Monthly HOA (homeowner association) fees for apartments in Barranquilla average around COP 345,000, equivalent to approximately USD $85 at current exchange rates.
Standard apartment buildings typically charge between COP 180,000 and COP 450,000 monthly, depending on building size, amenities, and management quality. Basic buildings with minimal amenities fall on the lower end, while full-service buildings with gyms, pools, and 24-hour security charge higher fees.
Luxury or serviced apartments in premium developments can charge significantly more, ranging from COP 400,000 to COP 800,000 monthly or higher for buildings with extensive amenities like spas, concierge services, valet parking, and exclusive social areas.
HOA fees typically cover building maintenance, common area utilities, security services, cleaning, landscaping, insurance for common areas, and reserve funds for major repairs or improvements. Some buildings also include basic cable and internet services.
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How have average apartment prices in Barranquilla changed over the past 12 months, both in percentage and absolute terms?
Average apartment prices in Barranquilla increased by approximately 6-9% during the 12-month period ending in September 2025, reflecting continued growth in the Colombian Caribbean coast real estate market.
In absolute terms, if the average price per square meter was COP 3.75 million in September 2024, the current average of COP 4.12 million represents an increase of COP 370,000 per square meter, or approximately 9.9% growth.
This price appreciation was driven by factors including inflation, increased construction costs, growing demand from both local and international buyers, and infrastructure improvements in the metropolitan area. The completion of major transportation projects and commercial developments also contributed to increased property values.
Different property segments experienced varying growth rates, with luxury apartments in prime locations seeing higher appreciation (10-12%) compared to entry-level properties (6-8%). New construction developments showed the strongest price increases due to rising material and labor costs.
Market analysts expect this growth trend to moderate in 2026, with projected annual increases of 4-7% as the market adjusts to current price levels and economic conditions stabilize following recent inflationary pressures.
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 apartment market offers diverse investment opportunities across different price segments and neighborhoods.
Whether seeking an entry-level property or luxury investment, understanding current pricing trends and associated costs is essential for making informed real estate decisions in Colombia's Caribbean coast.
Sources
- PropertyStar Colombia - Barranquilla House Prices
- PropertyStar Australia - Colombia Barranquilla Prices
- HikersBay - Barranquilla Cost of Living
- Numbeo - Cost of Living in Barranquilla
- International Living - Colombia Cost of Living
- Numbeo - Property Investment Barranquilla
- Colombia One - Home Prices 2024
- Global Property Guide - Colombia Taxes
- The LatinVestor - Barranquilla Price Forecasts
- The LatinVestor - Colombia Price Forecasts