Is Airbnb still worth it in Bogotá?

Get all the data you need about the real estate market in Bogotá

Is Bogotá Airbnb still performing well today?

Bogotá Airbnb still works, but the latest numbers show a market where strong properties and average properties are living very different lives.

AirDNA's current Bogotá dataset counts 14,108 active short-term rentals. It puts average occupancy at 61%, the average daily rate at $39, annual revenue at about $8,300 per active listing and RevPAR at $24. Occupancy is up 33.1% year over year, while ADR has barely changed at +0.5%. The improvement AirDNA sees has come almost entirely from filling more nights rather than charging much more for them.

AirROI gives us a much less flattering picture. Its latest Bogotá dataset tracks 4,090 active Airbnb listings, with 36.1% occupancy, a $46 average nightly rate, $17 RevPAR and about $3,232 in annual revenue. The median listing sits around 35% occupancy, while the top 25% reach at least 58% and the top 10% exceed 76%.

That spread is more useful than any single city average. According to AirROI, a top-performing Bogotá Airbnb can fill more than twice as many nights as a typical one. The difference between buying the right apartment and buying an average apartment is huge.

There is also a data-quality warning worth taking seriously. AirDNA reports active supply down 34.4% year over year, occupancy up 33.1%, RevPAR up 33.3% and annual revenue up 185.3%. With ADR almost unchanged, those movements do not line up neatly enough to treat the 185% revenue jump as a clean measure of underlying market growth. Changes in listing availability, the property mix or the observation set are probably affecting the comparison.

So we would use Bogotá-wide Airbnb data to understand the market, then underwrite an actual purchase from comparable apartments in the same building or within a few blocks.

Current Bogotá STR dataset	Active listings	Occupancy	ADR	RevPAR	Annual revenue
AirDNA	14,108	61%	$39	$24	$8,300
AirROI Bogotá	4,090	36.1%	$46	$17	$3,232
AirROI Capital District municipality	5,538	35.7%	$46	About $16	About $4,100

Is tourism in Bogotá still growing enough for more Airbnbs?

Yes, Bogotá still has plenty of visitor demand for Airbnb, although international tourism has cooled slightly lately.

Bogotá received 14.65 million tourists in 2025 according to the city's Tourism Observatory, 4.1% more than the previous year. Almost 2 million were international tourists. Among those foreign tourists, 37.8% stayed four to seven nights, which fits furnished apartments particularly well.

The early 2026 numbers became more mixed. Bogotá received 751,969 foreign visitors between January and May, 1.8% fewer than during the same period of 2025. That decline is small enough that we would avoid calling it a tourism downturn, especially because other indicators were moving higher at the same time.

Air connectivity has been particularly strong. Between January and April, flights into Bogotá increased 5.8%, passenger traffic rose 6.5% to 7.7 million, and aircraft occupancy reached 80.3%, 1.6 percentage points above the previous year. International bookings for the May-to-July period were also running 12.1% higher.

The city's Tourism Observatory currently expects around 15.3 million tourists for the full year, which would be another 4.5% increase. That forecast could move, but the broader picture is clear enough: visitor demand has held up while Bogotá keeps adding air capacity.

For Airbnb investors, the more interesting part is the mix of travelers. International visitors come for leisure, friends and family, business and other reasons, while domestic tourism adds another very large layer of demand. Bogotá therefore has several reasons for people to need accommodation throughout the year.

Bogotá tourism measure	Latest useful reading	Change
Tourists in 2025	14.65M	+4.1%
International tourists in 2025	1.99M	Strong base
Foreign visitors Jan–May 2026	751,969	-1.8%
Flights Jan–Apr 2026	60,168	+5.8%
Air passengers Jan–Apr 2026	7.7M	+6.5%
Forward international bookings	—	+12.1%
Current full-year tourism projection	15.3M	+4.5%

Is Bogotá Airbnb getting too crowded?

Bogotá Airbnb is crowded, but the evidence does not show a city drowning in new short-term rentals right now.

Official tourism registration gives us a useful reality check. Bogotá began 2026 with 15,553 active tourism-service providers in the Registro Nacional de Turismo, and 60.98% were tourist-housing operators. That works out to roughly 9,500 registered tourist-housing providers.

By April, the city reported 14,264 active tourism providers after changes and clean-up in the registry. Around six in ten were still tourist-housing businesses. The exact number therefore moves depending on registration status and data cleaning, but tourist accommodation remains by far the largest category of registered tourism provider in Bogotá.

The private STR databases tell a similarly messy story. AirDNA currently tracks more than 14,000 active listings across Airbnb, Vrbo and Booking.com and says supply has fallen sharply. AirROI tracks far fewer Airbnb listings and produces different supply trends depending on which Bogotá geographic boundary is selected.

We would be cautious with anyone claiming that Bogotá has exactly X Airbnbs and that supply grew or fell by exactly Y%. The datasets disagree too much.

The more useful competitive test happens at building level. A one-bedroom near Parque de la 93 competes mainly with apartments offering a similar location, bedroom count, quality and guest experience. A cheap studio in Chapinero Central belongs to another competitive set entirely.

AirROI's performance distribution shows how brutal that difference can be. Its bottom quarter of Bogotá listings averages only 16% occupancy, the median sits around 35%, the top quarter exceeds 58%, and the top 10% reach at least 76%.

That looks much more like a mature, selective Airbnb market than a market where merely publishing a listing is enough.

Does Bogotá Airbnb suffer from a bad low season?

No, Bogotá has relatively balanced year-round demand, although individual months can still be weak.

Bogotá benefits from being the country's main business, government and international-air gateway as well as a tourist destination. That gives Airbnb hosts several overlapping sources of bookings rather than a calendar dominated by one holiday season.

AirDNA currently gives Bogotá a seasonality score of 100 out of 100 under its methodology, which measures the gap between stronger and weaker revenue months. AirROI sees more variation and identifies March as its highest-revenue month and July as its weakest. Its monthly examples range from roughly 26% occupancy in a slow period to about 45% in a stronger one.

Those two datasets disagree on the size of the seasonal swing, yet both point to the same practical advantage: Bogotá does not behave like a beach market where an investor may need a few peak months to carry the whole year.

Business travel helps. In Bogotá's official accommodation data, business trips accounted for 52.6% of hotel stays in February 2026, versus 34% for vacations, leisure and recreation. That gives the city a demand base that continues outside normal holiday periods.

For an owner, this makes monthly cash flow easier to manage. It also makes discounts for seven-night and monthly stays more useful because those guests can fill periods between event-driven peaks.

Are Bogotá Airbnb prices high enough to make good money?

Bogotá Airbnb nightly prices are fairly low, so the investment works through good occupancy and a sensible purchase price rather than spectacular nightly rates.

AirROI currently puts Bogotá's average Airbnb rate at about $46 per night. The median listing is closer to $36. The top quarter gets at least $50 and the top 10% reaches $78 or more.

AirDNA's broader STR dataset comes in lower, at $39.

For comparison, AirROI puts Medellín around $92 and Cartagena around $157. Bogotá therefore earns much less per occupied night than Colombia's two obvious short-term-rental competitors.

That does not kill the investment case because Bogotá apartments can also cost much less than property in many international capitals. Still, a $40–$50 nightly rate leaves less room for bad operations. Losing $8 per night through poor pricing, excessive management costs or unnecessary vacancies can erase a large part of the margin.

The current performance distribution reinforces that point. AirROI's top 10% combines occupancy above 76% with nightly prices from about $78 upward. Those properties are operating in a completely different economic range from the median listing charging around $36 and filling roughly one night in three.

This is why we would pay more attention to the gap between an apartment and its direct competitors than to Bogotá's average ADR.

AirROI Bogotá performance tier	Occupancy	Approx. nightly rate
Top 10%	76%+	$78+
Top 25%	58%+	$50+
Median	About 35%	About $36
Bottom 25%	About 16%	About $28

Does Airbnb make more money than a normal rental in Bogotá?

Sometimes, but a mediocre Bogotá Airbnb can easily lose to a normal long-term rental once we compare the economics properly.

This is probably the biggest change to the investment question. Long-term rental yields in Bogotá are already high.

Global Property Guide's latest Colombian rental dataset puts Bogotá's average gross residential yield at 7.71%, the highest among the major Colombian cities in its comparison. One-bedroom apartments are around 7.9%.

That gives Airbnb a serious hurdle to clear.

Imagine a COP 400 million apartment producing COP 31 million a year from a normal tenant. That is roughly a 7.75% gross yield. If the same apartment generates only COP 36 million through Airbnb, the extra COP 5 million of gross revenue is unlikely to compensate for utilities, furniture, cleaning gaps, platform costs, increased maintenance and management.

An Airbnb producing COP 50 million or COP 55 million is a much more interesting proposition because the extra revenue has enough room to absorb the additional operating costs.

The exact threshold varies by property, but we would want a clear gap. A short-term rental producing one percentage point more gross yield than a long-term lease gives us too little compensation for running a more complicated business.

COP 400M apartment	Long-term rent	Weak Airbnb	Good Airbnb	Strong Airbnb
Gross annual revenue	COP 31M	COP 34M	COP 46M	COP 56M
Gross revenue yield	7.75%	8.5%	11.5%	14.0%
Extra revenue vs long-term	—	COP 3M	COP 15M	COP 25M
Our view	Good baseline	Too little upside	Worth investigating	Compelling if costs stay controlled

These Airbnb figures are scenarios rather than market averages. They show the size of the premium we would want before taking on the extra work and risk.

Can any Bogotá apartment legally be used as an Airbnb?

No. A Bogotá apartment inside a propiedad horizontal needs explicit permission for tourist accommodation in the building rules.

This should be checked before we spend much time analyzing projected Airbnb revenue.

Colombia's rules for vivienda turística say that when a property is inside a building or residential complex governed by propiedad horizontal, the building regulations must expressly allow the unit to be used for tourist accommodation. MinCIT's current RNT guidance also requires a tourist-housing operator to declare that the private units are authorized under those regulations.

That makes the building document more important than an agent's opinion. Seeing several Airbnb listings from the same tower is useful evidence of activity, but it does not replace the registered rules.

The operator also needs registration in Colombia's Registro Nacional de Turismo. Tourist accommodation is treated as a tourism service when a property is habitually offered for paid stays shorter than 30 calendar days.

There are guest-registration obligations as well, and formal tourism providers fall within Colombia's broader tourism-compliance system.

For investors, the practical consequence is simple: we would treat an apartment without clear tourist-use authorization as a long-term rental when valuing it. Any future Airbnb possibility would be upside rather than part of the purchase case.

Bogotá Airbnb check	What we need to see	Why it matters
Propiedad horizontal rules	Tourist accommodation expressly allowed	The building can determine whether Airbnb use is legal
RNT	Valid tourism registration	Required for formal tourist accommodation
Guest registration process	Working compliance procedure	Tourist accommodation carries reporting duties
Building administration	Rules compatible with guest access	Legal permission can still come with operational restrictions
Tourism contribution	Correct Fontur setup	Tourism activity creates recurring compliance obligations

Is Bogotá likely to crack down on Airbnb soon?

Bogotá Airbnb faces real regulatory pressure, but the current system looks more like formalization than an imminent citywide ban.

Colombia already has a fairly clear framework for tourist accommodation: registration, building authorization where propiedad horizontal applies, guest records and tourism-sector obligations. Investors should focus less on whether regulation exists and more on whether their specific property complies with it.

The fresh market data suggests formalization is widespread. Bogotá's official tourism records continue to show tourist housing as the largest group of registered tourism providers, representing around six in ten active providers. AirROI also says registration evidence appears on roughly 97% of the Airbnb listings in its current Bogotá dataset.

That is quite different from a market built mainly on informal hosts ignoring the rules.

Regulation can still tighten, and condominium rules can change through the procedures available to co-owners. A building filled with permanent residents may also become less welcoming toward frequent guest turnover over time.

For that reason, an apartment in a building where short stays are clearly part of the operating model deserves a higher Airbnb valuation than an identical unit relying on tolerance from neighbors and management.

As seen above, the building authorization is the part we would verify first. It is much more immediate to the investment than trying to predict the next national Airbnb debate.

Is Bogotá Airbnb losing too much business to hotels?

Bogotá hotels are strong competitors, especially for short business stays, so a generic Airbnb cannot rely on being the obvious choice anymore.

The city's hotel sector is currently running at respectable occupancy. Bogotá's Tourism Observatory reported hotel occupancy of 59.5% in February, 58.7% in March and 55% in April. Each reading was above Colombia's national average.

The underlying business was less impressive than those occupancy rates suggest. In February, hotel real revenue was down 7.2% year over year, while room rates were only modestly higher. There is demand, but hotels are fighting for it rather than enjoying unlimited pricing power.

Airbnb owners are fighting for the same travelers.

Hotels have obvious advantages for one- and two-night guests: reception desks, luggage storage, housekeeping, breakfast, corporate invoicing and a predictable arrival process. Bogotá also has a large business-travel market, which puts Airbnb directly against that infrastructure.

Apartments become more convincing when the guest wants to stay longer. A kitchen, washing machine, separate bedroom, desk and more living space become much more useful on a seven-night trip than on a one-night trip.

That pushes us toward a clearer positioning for Bogotá Airbnb. Trying to sell a small apartment as a cheaper hotel room leaves the host fighting mainly on price. A place designed for someone who wants to live comfortably in Bogotá for a week or several weeks has more room to stand out.

Are longer Airbnb stays better in Bogotá now?

For many Bogotá apartments, seven-night and monthly guests can be more attractive than chasing constant two-night bookings.

Bogotá's visitor data supports that strategy. According to the city's 2025 traveler study, 37.8% of international tourists stayed between four and seven nights. Business travel, family visits, temporary work and longer city stays add demand beyond the classic weekend tourist.

Longer reservations reduce one of Airbnb's biggest hidden costs: turnover.

Take two apartments that each sell 20 nights in one month. One gets ten two-night bookings while the other gets two ten-night bookings. The same occupied-night total can create five times as many cleanings, five times as many check-in cycles and far more opportunities for small gaps between reservations.

Airbnb also currently reduces its guest service fee for stays longer than a month, with an additional reduction for stays longer than three months. That can make longer bookings more competitive from the guest's side.

The host may need to offer a weekly or monthly discount, so longer stays will not always maximize gross nightly revenue. We care more about what remains after cleaning, vacancy and management.

For a foreign owner who wants a relatively passive Bogotá Airbnb, this middle ground looks particularly attractive: furnished pricing without the constant operational churn of weekend hosting.

Where in Bogotá does Airbnb still make the most sense?

Chapinero, Chicó, Parque de la 93, Zona T and parts of Usaquén remain the obvious Airbnb hunting grounds, but paying for the famous neighborhood name can destroy the yield.

These areas combine restaurants, offices, nightlife, shopping and strong recognition among international visitors. They also sit close to some of Bogotá's most expensive residential property.

Bogotá's cadastral authority currently puts Chapinero at the top of the city for median commercial property value per square meter, at about COP 8.06 million. That is a useful warning for Airbnb investors. High tourist demand does not automatically create high investment returns when the purchase price has already absorbed that popularity.

We would therefore compare revenue per peso invested rather than ranking neighborhoods by Airbnb revenue alone.

A well-bought apartment on the edge of a premium zone can beat a trophy address if the nightly-rate gap is smaller than the purchase-price gap. The same logic can make selected parts of Teusaquillo interesting: the nightly rate may be lower, but the acquisition cost can also fall materially.

La Candelaria has obvious tourist appeal, although its demand is more leisure-oriented. Usaquén can work better for corporate and longer stays. Chapinero covers such a large and varied area that a neighborhood average tells us very little without the exact street.

Area	Best fit	Purchase-price pressure	Airbnb angle	Main concern
Chicó / Parque 93	Business, international, longer stays	High	Strong location and guest profile	Easy to overpay
Zona T / El Retiro	Leisure, restaurants, shopping	High	Strong short-stay appeal	Heavy competition
Chapinero	Mixed business, leisure, university	Medium to high	Large and diverse demand	Huge variation street by street
Usaquén	Corporate and longer stays	Medium to high	Good furnished-rental fit	Less central for some tourists
Teusaquillo	Events, universities, domestic travel	Medium	Lower entry cost can help yield	Lower nightly pricing
La Candelaria	Sightseeing and cultural tourism	Lower to medium	Clear tourist appeal	More dependent on leisure guests

Are small Bogotá studios still the best Airbnb investment?

Cheap Bogotá studios can work extremely well, but buying the smallest apartment available is becoming a weak strategy in buildings full of identical investor units.

Studios start with several advantages. The purchase price is lower, furnishing costs are manageable, and the format fits solo travelers and couples.

The problem appears when dozens of owners sell essentially the same product.

If a tower contains 100 similarly furnished studios and 20 are empty next Tuesday, every host can cut the price in a few clicks. There is little physical differentiation to stop the race.

A real one-bedroom can reach more guest types. A door between the bedroom and living space, a proper work desk, a washing machine and enough room to stay for two weeks all become meaningful for business travelers and couples working remotely.

The current Bogotá Airbnb distribution supports paying attention to quality. AirROI sees occupancy around 35% at the median and above 76% among the top 10%. Better properties are capturing a radically larger share of demand.

Property prices also make the entry decision less forgiving these days. DANE's latest residential property index shows Bogotá prices up 8.88% year over year, compared with a 5.96% annual increase at the same point a year earlier.

A studio purchased cheaply can still produce an excellent yield. An investor-marketed studio sold at a large premium because the brochure says "Airbnb friendly" needs much more scrutiny.

Are rising Bogotá property prices making Airbnb less attractive?

Yes, rising Bogotá property prices are squeezing new Airbnb buyers because nightly rates have not been rising nearly as fast.

DANE's latest official residential property index puts Bogotá price growth at 8.88% year over year. The annual increase has accelerated from 5.96% at the same point of the previous year.

Meanwhile, the latest AirDNA dataset shows Bogotá ADR up only 0.5% year over year.

We should be careful comparing a citywide property index with a short-term-rental dataset because they cover different properties, but the direction is still worth watching. The cost of buying residential property is currently rising much faster than Airbnb's average price per occupied night.

Recent Airbnb improvement has come largely through occupancy. That can help for a while, especially for listings that were underused, but occupancy eventually runs into a ceiling. A property already filling 70% of available nights cannot repeat large occupancy gains indefinitely.

Future revenue growth then has to come from higher nightly prices, better guest mix, more valuable amenities or some combination of the three.

This makes newly launched "investment apartments" particularly easy to overvalue. We would insist that the deal works using today's achievable revenue and today's purchase price. Appreciation and stronger future Airbnb pricing should improve an already acceptable investment rather than rescue one.

Is Bogotá Airbnb still worth it for a passive foreign investor?

Bogotá Airbnb is much less convincing for a fully passive foreign investor than for an owner who can keep management costs under control.

The reason is the unusually strong fallback option.

Global Property Guide currently puts Bogotá's average gross long-term rental yield at 7.71%, with one-bedroom apartments around 7.9%. An owner can therefore earn a respectable headline yield without managing dozens of reservations a year.

Airbnb has to create enough additional revenue to pay for the whole extra operating layer.

For a self-managing owner, technology can handle pricing, messages, check-in instructions and much of the calendar work, while local cleaners and maintenance providers deal with the apartment.

A foreign investor outsourcing pricing, guest communication, check-ins, cleaning coordination and maintenance starts from a very different margin.

This is where some apparently excellent Airbnb projections fall apart. A 12% gross Airbnb revenue yield sounds far ahead of a 7.9% residential yield. After Airbnb fees, management, utilities, furnishing depreciation and higher maintenance, the gap becomes much smaller.

As pointed out above, long-term Bogotá rents already set a high bar. We would therefore demand a visibly superior Airbnb property before choosing the short-term model as a passive investment.

So, is Airbnb still worth it in Bogotá?

Yes, Airbnb is still worth it in Bogotá, but today we would buy only a property that can clearly outperform a normal rental after realistic costs.

Bogotá still has the ingredients we want. Tourism reached 14.65 million visitors last year, air traffic continues to grow, foreign bookings have recently been encouraging, demand comes from both leisure and business travel, and the city avoids the extreme seasonality found in many vacation destinations.

The Airbnb market itself has become much more selective. The latest performance data shows enormous dispersion between weak and strong listings. AirROI puts the median property around 35% occupancy while its top 10% exceeds 76%. That is probably the most useful number in the entire analysis: two apartments in the same city can produce completely different outcomes.

Regulation also has to be treated as part of the property, especially in a building governed by propiedad horizontal. Tourist use needs to be expressly allowed, and the operator has to fit Colombia's formal tourism-registration system.

The tougher comparison comes from ordinary rent. Bogotá currently offers around 7.7% gross residential yields on average, with one-bedroom apartments close to 7.9%. Airbnb therefore has to do considerably better than "slightly more revenue."

We would be interested when a conservatively underwritten short-term rental can reach roughly 11%–14% gross revenue yield, has clear tourist-use permission, sits in a proven micro-location and still works financially as a long-term rental if Airbnb conditions change.

We would pass when the projected Airbnb yield lands around 8%–9%, when the building rules are vague, when the deal requires top-decile occupancy to make money, or when a large management bill consumes most of the short-term premium.

That gives us a fairly sharp final judgment. Bogotá Airbnb still offers good investments, especially for well-located one-bedroom apartments designed for stays of several days to several weeks. Buying a generic studio simply because Bogotá tourism is growing is much harder to justify now.

The best Bogotá Airbnb purchase today is one where the normal rental already makes sense and short-term operation adds a meaningful second layer of return. That gives us both upside and an exit if the Airbnb economics become less attractive.

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Bogotá. If you’d like to learn more about us, you can check our presentation page.