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Barranquilla's real estate market offers compelling opportunities with residential properties averaging COP 3.7-4.2 million per square meter ($700-1,000/m²) as of September 2025.
Property prices vary significantly by location, with city center apartments costing COP 225-300 million ($55,000-$75,000) for a standard two-bedroom unit, while similar properties in suburban areas range from COP 150-220 million ($38,000-$55,000). Luxury properties in premium neighborhoods like Villa Santos and Altos de Riomar command prices up to COP 6-7 million per square meter ($1,500-$1,800/m²), representing roughly double the city-wide average.
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 residential property market shows strong performance with average prices of COP 3.7-4.2 million per square meter in 2025.
The city offers diverse price points from entry-level apartments at COP 120-150 million to luxury properties exceeding COP 1 billion, with rental yields averaging 6-7% annually.
| Property Type | City Center Price | Suburban Price | Luxury Areas Price |
|---|---|---|---|
| Price per m² | COP 4.0m ($1,000) | COP 2.7m ($700) | COP 6-7m ($1,500-$1,800) |
| 2-Bedroom Apartment | COP 270m ($67,500) | COP 170m ($42,500) | COP 500m+ ($125,000+) |
| Single-Family Home | COP 700m ($175,000) | COP 400m ($100,000) | COP 1bn+ ($250,000+) |
| Monthly HOA Fees | COP 220-400k ($57-104) | COP 180-300k ($45-78) | COP 600k+ ($150+) |
| Annual Property Tax | 0.4-0.6% of value | 0.3-0.5% of value | 0.5-0.6% of value |
| Expected Rental Yield | 5-6% | 6-7% | 4-5% |
| Monthly Rent (2BR) | COP 1.5-1.8m ($375-460) | COP 1.0-1.3m ($250-330) | COP 2.5m+ ($625+) |
What's the current average price per square meter for residential properties in Barranquilla?
As of September 2025, residential properties in Barranquilla average COP 3.7-4.2 million per square meter, equivalent to $700-1,000 USD per square meter.
The price range reflects location differences within the city, with downtown and city center properties commanding the higher end of this range at COP 4.0-4.2 million per square meter. Suburban areas and less central zones typically fall on the lower end at COP 3.7-3.9 million per square meter.
New developments in prime locations can push prices even higher, reaching COP 4.5-5.0 million per square meter in sought-after neighborhoods like Riomar and Villa Santos. These premium areas represent the city's most desirable residential zones and attract both local buyers and international investors.
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What's the typical price range for a standard two-bedroom apartment in the city center?
A standard two-bedroom apartment in Barranquilla's city center typically costs between COP 225-300 million, which translates to $55,000-$75,000 USD.
These apartments usually measure 60-75 square meters and feature modern amenities in buildings constructed within the last 10-15 years. The price reflects the convenience of central location with proximity to business districts, shopping centers, and public transportation.
Premium buildings with additional amenities such as swimming pools, gyms, and 24-hour security can push prices toward the upper end of this range or even higher, reaching COP 300-400 million ($75,000-$100,000). These properties often feature better finishes, newer construction, and superior building management.
The city center market remains active due to strong rental demand from professionals and the growing number of digital nomads choosing Barranquilla as their base in Colombia.
How much does a similar two-bedroom apartment cost in suburban or less central areas?
Two-bedroom apartments in suburban or less central areas of Barranquilla range from COP 150-220 million, equivalent to $38,000-$55,000 USD.
These properties typically offer more space for the money, with apartments often measuring 70-85 square meters compared to their city center counterparts. Suburban developments frequently include parking spaces, larger balconies, and access to community amenities.
The price per square meter in these areas averages COP 2.6-3.0 million ($475-$710 per square meter), representing significant savings compared to central locations. Popular suburban neighborhoods include Soledad, Malambo, and newer developments in the northern expansion areas.
Transportation connectivity varies by specific location, with some suburban areas offering excellent access to the city center via main arterial roads, while others may require longer commute times during peak hours.
What's the price difference per square meter between new developments and older properties?
New developments in Barranquilla command COP 4.0-5.0 million per square meter ($1,000-$1,200/m²) in top neighborhoods, while older properties cost significantly less.
Older properties, typically those built 15-20 years ago or more, can cost up to 50% less per square meter than new developments in similar locations. These older properties average COP 2.0-2.5 million per square meter ($470-$600/m²).
The price difference reflects several factors including modern building standards, energy efficiency, updated electrical and plumbing systems, and contemporary design features in new developments. New properties also typically include modern security systems, elevators, and parking facilities.
However, older properties may offer larger spaces, unique architectural features, and established neighborhoods with mature infrastructure. Buyers should consider renovation costs when evaluating older properties, as updating systems and finishes can add COP 20-40 million to the total investment.
How much do luxury properties cost on average, and what's the typical price per square meter?
Luxury properties in Barranquilla range from COP 1.0-2.1 billion ($250,000-$500,000+) with price per square meter reaching COP 4-7 million ($1,000-$1,800/m²).
The most exclusive neighborhoods commanding these prices include Villa Santos, Altos de Riomar, and select waterfront developments. These properties feature premium finishes, smart home technology, private elevators, and expansive terraces with ocean or city views.
Luxury developments often include resort-style amenities such as infinity pools, private beaches, tennis courts, spa facilities, and concierge services. Many of these properties are located in gated communities with 24/7 security and exclusive access controls.
The luxury market attracts both affluent Colombian families and international buyers seeking vacation homes or investment properties. Properties in this segment typically feature 3-5 bedrooms, multiple bathrooms, and living spaces exceeding 200 square meters.
What's the average price for single-family houses, both in central and suburban locations?
| Location Type | Average Price Range | Price per m² | Typical Size | Key Features |
|---|---|---|---|---|
| Central Areas | COP 500-800 million ($125,000-$200,000) | COP 3.0 million/m² | 150-250 m² | Proximity to amenities, established neighborhoods |
| Suburban Areas | COP 320-500 million ($80,000-$125,000) | COP 2.6 million/m² | 180-300 m² | Larger lots, parking, quiet environment |
| Gated Communities | COP 600 million-1.2 billion ($150,000-$300,000) | COP 3.5-4.5 million/m² | 200-350 m² | Security, amenities, modern construction |
| Luxury Estates | COP 1.2-3 billion ($300,000-$750,000) | COP 5-8 million/m² | 300-600 m² | Premium finishes, large lots, exclusive locations |
| Older Traditional | COP 280-450 million ($70,000-$115,000) | COP 2.0-2.5 million/m² | 120-200 m² | Character features, renovation potential |
How much more expensive are properties in popular neighborhoods compared to the city's overall average?
Premium neighborhoods in Barranquilla command prices up to 2x the city-wide average, with properties in Riomar, Villa Santos, and Alto Prado reaching COP 6-8 million per square meter ($1,500-$2,000+).
These exclusive areas represent the top tier of Barranquilla's residential market, where proximity to beaches, golf courses, international schools, and upscale shopping centers drives premium pricing. The neighborhoods also feature superior infrastructure, including better road maintenance, reliable utilities, and enhanced security.
Mid-tier desirable neighborhoods such as El Poblado, Country Club, and parts of the northern zone typically price 30-50% above the city average, ranging from COP 4.5-5.5 million per square meter. These areas offer good amenities while remaining more accessible to middle-class buyers.
Standard residential areas throughout the city maintain the baseline average of COP 3-4 million per square meter, providing solid value for families and investors seeking steady appreciation without premium location costs.
What's the minimum budget needed to buy a starter home or entry-level apartment?
Entry-level apartments in Barranquilla start at COP 120-150 million ($30,000-$38,000) for basic properties suitable for first-time buyers.
These starter properties typically include small apartments (35-50 square meters) in older buildings or newer developments in emerging neighborhoods. While compact, they often feature essential amenities and provide a pathway to homeownership for young professionals and small families.
Many entry-level properties are located in developing areas with improving infrastructure and transportation links. These locations offer potential for appreciation as the city continues expanding and connecting previously peripheral zones to the urban core.
Buyers should budget an additional COP 15-25 million for closing costs, legal fees, and initial furnishing when planning their total investment. Government programs occasionally offer financing assistance for first-time buyers meeting specific income criteria.
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How much do monthly homeowners' association fees or building maintenance costs typically add to the budget?
Standard apartment buildings in Barranquilla charge HOA fees of COP 220,000-400,000 per month ($57-$104), while luxury buildings may reach COP 600,000+ ($150+) monthly.
These fees typically cover building maintenance, security services, common area cleaning, elevator maintenance, and basic utilities for shared spaces. Buildings with amenities like pools, gyms, or 24-hour concierge services command higher fees.
Single-family homes in gated communities pay maintenance fees ranging from COP 180,000-350,000 monthly, depending on the community's amenities and services. These fees often include security, landscaping, road maintenance, and access to recreational facilities.
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What's the average annual property tax for a mid-range apartment or house in Barranquilla?
Property taxes in Barranquilla average 0.3% to 0.6% of the assessed property value annually for residential properties.
A typical mid-range apartment valued at COP 300 million ($75,000) would incur annual property taxes of COP 1.2-1.8 million ($310-$470). The exact rate depends on the property's assessed value, with higher-value properties facing rates closer to the upper end of the range.
Property assessments are conducted by municipal authorities and may not always reflect current market values. Properties in premium locations or with luxury features typically face higher assessment rates, resulting in proportionally higher tax obligations.
Property owners can pay taxes annually for a discount or in quarterly installments. The municipal government offers early payment discounts of 5-10% for taxes paid before the annual deadline, providing additional savings for organized property owners.
How have real estate prices in Barranquilla changed over the past 5 years in percentage terms?
Barranquilla real estate has appreciated approximately 60% over the past five years (2019-2024), averaging roughly 10% annual growth.
This consistent appreciation reflects the city's economic development, infrastructure improvements, and growing reputation as a Caribbean coast business hub. Major projects including port expansions, new transportation links, and urban renewal initiatives have supported steady price growth.
The appreciation has been relatively stable compared to other major Colombian cities, avoiding the dramatic spikes and corrections seen in markets like Bogotá or Medellín. This stability makes Barranquilla attractive for long-term investors seeking predictable returns.
Different property segments have experienced varying growth rates, with luxury properties and well-located apartments showing stronger appreciation than entry-level housing or properties in less developed areas. The trend suggests continued moderate growth rather than explosive price increases.
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 expected rental yield in percentage, and how much rent could a buyer typically earn per month from a mid-range property?
Rental yields in Barranquilla average 6-7% annually for standard residential properties, with premium locations achieving 4.8-7% depending on property type and location.
A mid-range two-bedroom apartment valued at COP 270 million ($67,500) typically generates monthly rental income of COP 1.3-1.8 million ($330-$460). This translates to annual rental income of COP 15.6-21.6 million, producing the 6-7% yield range.
Suburban properties often achieve higher yields due to lower purchase prices relative to rental income, while luxury properties in prime locations may show lower yields but offer better long-term appreciation potential. The rental market benefits from steady demand from professionals, students, and temporary residents.
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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.
Barranquilla's real estate market offers compelling opportunities across all price segments, from entry-level apartments at COP 120 million to luxury properties exceeding COP 1 billion.
With average appreciation of 10% annually over the past five years and rental yields of 6-7%, the city presents a balanced investment environment for both domestic and international buyers seeking steady returns in Colombia's Caribbean coast.
Sources
- The LatinVestor - Colombia Price Forecasts
- The LatinVestor - Average House Price in Colombia
- Living Cost - Cost in Barranquilla
- Numbeo - Property Investment in Barranquilla
- The LatinVestor - Barranquilla Property
- Medellin Guru - Mistakes Foreigners Make
- Colombia One - Most Expensive Exclusive Neighborhoods
- Properstar - Barranquilla House Prices
- Live and Invest Overseas - Barranquilla
- The LatinVestor - Barranquilla Real Estate Market