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Property taxes in Barranquilla are calculated based on cadastral values, not market prices, with rates ranging from 0.40% to 1.20% annually.
Understanding the full cost structure of apartment ownership in Barranquilla requires knowing not just the property tax itself, but also additional municipal fees, waste collection charges, and potential penalties for late payment. The cadastral value system in Colombia typically assesses properties at 50-70% of their market value, making tax calculations more favorable than market-based systems.
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.
Property taxes in Barranquilla range from 0.40% to 1.20% of cadastral value annually, with additional municipal fees of COP 200,000-800,000 per year.
Total yearly costs for apartments typically range from COP 520,000 for a 1-bedroom to COP 6.8 million for luxury 3-bedroom units.
| Apartment Type | Typical Cadastral Value | Annual Property Tax | Municipal Fees | Total Yearly Cost | Monthly Budget |
|---|---|---|---|---|---|
| 1-bedroom | COP 80-150 million | COP 320,000-900,000 | COP 200,000-400,000 | COP 520,000-1.3 million | COP 43,000-108,000 |
| 2-bedroom | COP 150-250 million | COP 600,000-2 million | COP 300,000-600,000 | COP 900,000-2.6 million | COP 75,000-217,000 |
| 3-bedroom | COP 250-500 million | COP 1.2-6 million | COP 500,000-800,000 | COP 1.7-6.8 million | COP 142,000-567,000 |
| Luxury 3-bedroom | COP 500+ million | COP 6+ million | COP 800,000+ | COP 6.8+ million | COP 567,000+ |
What is the current property tax rate per year in Barranquilla for apartments?
The unified property tax rate (Impuesto Predial Unificado) in Barranquilla ranges between 0.40% and 1.20% per year as of September 2025.
This tax is applied to the cadastral value of the apartment, not the market value or purchase price. The exact rate within this range depends on the specific cadastral value bracket your apartment falls into, with higher-value properties typically facing rates closer to the upper end of the range.
The property tax system in Barranquilla follows Colombian national guidelines while allowing municipal variations. Lower-value apartments generally receive more favorable tax rates, while luxury properties face the maximum rate of 1.20% annually.
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Property owners receive annual tax bills from the municipal treasury, typically issued in the first quarter of each year for payment throughout the calendar year.
How is the property tax calculated — is it based on the purchase price or cadastral value?
Property tax in Barranquilla is calculated based on the cadastral value, not the purchase price or current market value.
The cadastral value is an official valuation set by the municipal government through periodic assessments. This value is determined by factors including location, construction quality, apartment size, building age, and local infrastructure development.
Your purchase price has no direct impact on the annual property tax calculation. Even if you paid significantly above or below market value, the tax assessment remains tied to the municipal cadastral valuation.
The cadastral value system provides more predictable tax obligations compared to market-based systems. Property owners can access their current cadastral value through the municipal treasury office or online portals.
This approach helps stabilize tax revenues for the municipality while providing property owners with consistent, predictable annual costs regardless of market fluctuations.
What is the typical cadastral value compared to the market price for apartments in Barranquilla?
Cadastral values in Barranquilla typically represent 50-70% of the property's estimated market price as of September 2025.
This ratio varies significantly based on location within the city. Premium areas like the North Zone or beachfront properties may see cadastral values closer to 60-70% of market value, while emerging neighborhoods might have cadastral values at 50-60% of market prices.
The gap between cadastral and market values exists because cadastral assessments are updated less frequently than market prices fluctuate. During periods of rapid real estate appreciation, this gap can widen temporarily until the next cadastral update cycle.
For investment purposes, this lower cadastral valuation effectively reduces your annual carrying costs compared to what you might pay in countries using market-value-based property taxation.
New developments may initially have cadastral values closer to market prices, but this ratio typically adjusts over time as market values appreciate faster than cadastral updates.
How often is the cadastral value updated, and by how much does it typically change each year?
Cadastral values in Barranquilla are updated periodically, typically every 3 to 5 years, depending on municipal policies and budget cycles.
When updates occur, annual increases have ranged from 3% to 10% in recent years, generally aligning with inflation rates and regional market trends. However, some properties may see larger adjustments if significant neighborhood improvements or infrastructure developments have occurred.
The municipality may also conduct targeted updates for specific zones experiencing rapid development or significant market changes. Areas like the Puerto Colombia corridor or new commercial districts may receive more frequent reassessments.
Property owners receive official notification before cadastral value changes take effect. These notifications typically arrive 60-90 days before the new tax year, allowing time for appeals if the valuation seems unreasonable.
Between formal update cycles, cadastral values generally remain stable, providing predictable tax planning for apartment owners throughout the holding period.
What is the minimum and maximum property tax you can expect for apartments in the city?
Minimum property tax for small or lower-value apartments in Barranquilla starts around COP 320,000 per year, based on cadastral values of approximately COP 80 million.
Maximum property tax for luxury or large apartments can reach COP 6 million or more annually, typically applied to properties with cadastral values exceeding COP 500 million. High-end beachfront or North Zone penthouses may face even higher taxes.
Most standard 1-2 bedroom apartments in middle-class neighborhoods fall into the COP 600,000 to COP 2 million annual tax range. This represents the majority of the apartment market in Barranquilla's established residential areas.
The exact amount depends entirely on your specific apartment's cadastral value. Two identical apartments in different neighborhoods can have significantly different tax obligations based on their respective cadastral assessments.
Ultra-luxury properties in exclusive developments may exceed these ranges, particularly those with premium amenities, ocean views, or prime locations in the city's most desirable areas.
Are there different property tax rates for new apartments versus older ones?
No separate or differential property tax rates exist for new apartments versus older ones in Barranquilla.
The tax rate structure is based solely on cadastral valuation, regardless of when the apartment was built or purchased. A new apartment and a 20-year-old apartment with identical cadastral values pay the same tax rate.
However, newer apartments may have higher cadastral values due to modern construction standards, better materials, and contemporary amenities. This can result in higher absolute tax amounts, but not higher tax rates.
The age factor only influences taxation indirectly through its impact on the cadastral valuation process. Newer buildings typically receive higher valuations, while older properties may be assessed lower due to depreciation factors.
This uniform rate structure simplifies the tax system and ensures equal treatment based on property value rather than construction date or ownership history.
Are there any additional municipal fees or surcharges added to the property tax bill?
Yes, apartment owners in Barranquilla pay additional municipal fees beyond the basic property tax.
Waste collection fees are the most common additional charge, typically billed separately or included with the property tax statement. These fees support municipal sanitation services and vary by apartment size and location.
Public lighting fees may apply in certain zones, contributing to street lighting maintenance and electricity costs for common areas. Some neighborhoods also have solidarity fees that support local infrastructure improvements.
Security and surveillance fees are sometimes levied in specific districts that receive enhanced municipal security services. These fees help fund additional police presence and security infrastructure.
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How much are waste collection or public service fees per year for an apartment?
Waste collection and public service fees for apartments in Barranquilla typically range from COP 200,000 to COP 800,000 per year as of September 2025.
Smaller 1-bedroom apartments usually pay closer to COP 200,000-400,000 annually, while larger 3-bedroom units may face fees of COP 500,000-800,000. The exact amount depends on apartment size, building classification, and specific neighborhood service levels.
These fees cover garbage collection, street cleaning, public area maintenance, and sometimes recycling programs. Buildings with better waste management infrastructure may have slightly different fee structures.
Luxury developments or high-rise buildings may pay premium rates due to specialized collection requirements and higher service standards. Beachfront properties often face additional environmental fees related to coastal maintenance.
Payment schedules vary by municipality, with some allowing quarterly payments while others require annual or bi-annual settlement of these fees.
Are there any discounts for early payment of property tax, and if so, how much?
Yes, Barranquilla offers early payment discounts ranging from 5% to 15% for property taxes paid in the first months of the tax year.
The exact discount percentage depends on how early you pay, with the highest discounts typically available for payments made in January or February. March payments may receive moderate discounts, while payments after March usually don't qualify for early payment benefits.
These discounts apply to the property tax portion of your bill but may not extend to all municipal fees. Waste collection and other service fees sometimes have separate discount structures or no early payment incentives.
Property owners can maximize savings by paying the full annual tax amount early rather than using installment plans. The discount often exceeds what you might earn from keeping the money in savings accounts.
Municipal websites and tax offices publish exact discount schedules each year, as these incentives may vary based on city budget needs and policy changes.
Are there penalties or interest rates for late payment of property tax, and how are they calculated?
Late payment penalties for property taxes in Barranquilla include interest charges starting at approximately 1.5% per month overdue.
The interest calculation often ties to Colombia's central bank reference rate or minimum wage increments, meaning penalty rates can fluctuate based on national economic conditions. During high inflation periods, these penalties can become quite substantial.
Additional administrative fees may apply for severely delinquent accounts, including collection costs and legal processing fees. Properties with unpaid taxes for multiple years may face liens or foreclosure proceedings.
The penalty structure typically compounds monthly, making early resolution of any tax debt crucial for property owners. Even short delays can result in significant additional costs beyond the original tax amount.
Payment agreements are sometimes available for property owners facing financial difficulties, allowing structured payment plans that may reduce penalty accumulation.
What is the average total yearly tax and municipal cost for a 1-bedroom, 2-bedroom, and 3-bedroom apartment in Barranquilla?
| Apartment Type | Typical Cadastral Value | Annual Property Tax | Municipal Fees | Total Yearly Cost |
|---|---|---|---|---|
| 1-bedroom standard | COP 80-120 million | COP 320,000-720,000 | COP 200,000-350,000 | COP 520,000-1.07 million |
| 1-bedroom premium | COP 120-150 million | COP 720,000-900,000 | COP 350,000-400,000 | COP 1.07-1.3 million |
| 2-bedroom standard | COP 150-200 million | COP 900,000-1.6 million | COP 300,000-500,000 | COP 1.2-2.1 million |
| 2-bedroom premium | COP 200-250 million | COP 1.6-2 million | COP 500,000-600,000 | COP 2.1-2.6 million |
| 3-bedroom standard | COP 250-350 million | COP 2-4.2 million | COP 500,000-700,000 | COP 2.5-4.9 million |
| 3-bedroom luxury | COP 350-500+ million | COP 4.2-6+ million | COP 700,000-800,000 | COP 4.9-6.8+ million |
How much should you budget monthly if you spread the yearly tax and municipal costs evenly across the year?
Monthly budget requirements range from COP 43,000 for basic 1-bedroom apartments to COP 567,000 for luxury 3-bedroom units when spreading annual costs evenly.
For a standard 1-bedroom apartment, budget approximately COP 43,000-90,000 monthly. This covers both property taxes and municipal fees, providing a manageable monthly expense for most apartment owners.
Standard 2-bedroom apartments require monthly budgets of COP 100,000-175,000, while premium 2-bedroom units may need COP 175,000-217,000 monthly. These amounts help ensure you're prepared for annual tax bills without financial stress.
Luxury 3-bedroom apartments demand monthly budgets exceeding COP 400,000, with high-end properties potentially requiring COP 567,000 or more. Ultra-luxury beachfront penthouses may exceed these estimates significantly.
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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.
Understanding property taxes in Barranquilla is essential for making informed real estate investment decisions in Colombia's fourth-largest city.
The cadastral value system provides predictable tax obligations while early payment discounts and proper budgeting can significantly reduce your annual ownership costs.
Sources
- Global Property Guide - Colombia Taxes and Costs
- Espigul - Cadastral vs Market Value
- PROMAR - Property Adjustment Guide 2024
- PWC Tax Summaries - Colombia Individual Taxes
- The LatinVestor - Colombia Price Forecasts
- Fitch Ratings - Barranquilla Outlook
- ProBarranquilla Investment Guide 2024-2025
- The LatinVestor - Barranquilla Real Estate Market