How much are property taxes and fees in Bogotá?

How much property tax do you actually pay on a home in Bogotá?

Bogotá homeowners pay an annual predial tax that usually ranges from 0.55% to 1.23% of the property's cadastral value, with lower preferential rates available for some lower-value homes in estratos 1, 2 and 3.

According to Bogotá's Secretaría Distrital de Hacienda, the standard residential schedule starts at 5.5 per thousand for properties with a cadastral value up to COP 194.3 million. The percentage then rises through almost 30 valuation bands and reaches 12.3 per thousand once the cadastral value exceeds roughly COP 2.51 billion.

That progression makes expensive Bogotá homes noticeably more costly to hold than mainstream apartments. In 2026, a property assessed at COP 300 million falls around a 5.9-per-thousand rate, while one assessed at COP 800 million is taxed at 7.4 per thousand. By COP 2 billion, the rate has reached 10.8 per thousand.

The important word here is cadastral. Bogotá does not simply take the price paid for an apartment and multiply it by the predial rate. That is why the annual bill often looks surprisingly modest beside the property's advertised price.

Cadastral value	2026 residential rate	Approx. annual predial
COP 200m	5.6‰	COP 1.12m
COP 300m	5.9‰	COP 1.77m
COP 500m	6.5‰	COP 3.25m
COP 800m	7.4‰	COP 5.92m
COP 1.2bn	8.6‰	COP 10.32m
COP 2.0bn	10.8‰	COP 21.60m

How much predial would a normal Bogotá apartment cost each year?

For a mainstream Bogotá apartment, annual predial will often land somewhere around COP 2 million to COP 6 million, although the exact bill depends much more on the cadastral assessment than on the asking price.

Take an apartment with a cadastral value of COP 400 million. The 2026 rate is 6.3 per thousand, putting the annual calculation at about COP 2.52 million. At COP 600 million, the rate is 6.6 per thousand and the tax comes to roughly COP 3.96 million. A COP 800 million cadastral assessment produces around COP 5.92 million.

Those numbers are more useful than applying a blanket percentage to every listing on Fincaraíz or Metrocuadrado. A COP 700 million apartment might have a cadastral assessment well below COP 700 million, so using its sale price as the tax base can materially overstate what the owner actually pays.

Buyers should also avoid estimating future predial from a several-year-old bill. Bogotá updates its cadastral database every year, and the assessment can change when market values or the characteristics of the property change.

Why can two COP 600 million Bogotá apartments have very different property taxes?

Two Bogotá apartments selling for the same COP 600 million can easily have different predial bills because Catastro Bogotá values each property independently and the cadastral assessment can sit anywhere between 60% and 100% of commercial value.

Catastro Bogotá determines values using property characteristics, location, market offers, recorded transactions and other valuation data. The resulting cadastral value cannot legally exceed commercial value, while the general floor is 60% of commercial value.

For a COP 600 million apartment, that creates a very wide theoretical range. A cadastral value of COP 360 million produces roughly COP 2.2 million of annual predial. At a COP 600 million cadastral value, the bill is closer to COP 4 million.

The gap becomes larger as property values increase because the predial rate itself rises. On a COP 2 billion property, an assessment at 60% of commercial value would be COP 1.2 billion and generate about COP 10.3 million in predial. At a full COP 2 billion assessment, the annual calculation climbs past COP 21 million.

Commercial value	60% cadastral value	Predial around 60% assessment	Predial if assessed near 100%
COP 400m	COP 240m	~COP 1.37m	~COP 2.52m
COP 600m	COP 360m	~COP 2.20m	~COP 3.96m
COP 1.0bn	COP 600m	~COP 3.96m	~COP 8.0m
COP 2.0bn	COP 1.2bn	~COP 10.32m	~COP 21.60m

Are Bogotá property taxes going up quickly right now?

Not across the board. Bogotá's total cadastral value rose 2.9% for 2026, far less than the 12% jump a year earlier.

In January 2026, Catastro Bogotá valued the city's 2.97 million properties at about COP 945 trillion, against COP 919 trillion for 2025 and around COP 820 trillion the year before.

The recent path has been uneven: Bogotá first saw a sharp increase in its overall cadastral base, followed by a much smaller one. So in 2026 most owners did not face another broad double-digit revaluation. The 2027 values are normally published around the turn of the year, so check your new avalúo in January.

Individual cases can still move much more. Catastro updates properties separately, so renovations, new construction, neighborhood price changes or corrected property information can produce a larger jump for one owner even during a relatively calm year for the city as a whole. The law limits how much a single bill can rise from one year to the next, with the cap tied to inflation, so a big jump on your bill is worth questioning with Hacienda.

Can you still save money by paying Bogotá property tax early?

Yes. Bogotá gives a 10% discount for paying predial in full by the early deadline, which can save more than COP 1 million on higher-value properties. In 2026 that deadline was 17 April and the last date without the discount was 10 July, so the next chance is the 2027 bill.

On a COP 500 million cadastral assessment, our approximate predial calculation falls from COP 3.25 million to COP 2.93 million after the discount. At COP 1.2 billion, the saving is just over COP 1 million. On a COP 2 billion assessment, it reaches about COP 2.16 million.

Owners who prefer to spread the bill can use Bogotá's Sistema de Pago Alternativo por Cuotas, known as SPAC. The system divides predial into four payments without interest when the owner registers and pays on schedule, although the 10% early-payment discount then disappears. In 2026 owners had to sign up by 8 May; the last instalment is due on 4 December 2026.

The installment system is becoming a little more popular. According to the Secretaría Distrital de Hacienda, 27,395 properties chose SPAC in 2026, up from 25,590 in 2025, an increase of about 7%. Against Bogotá's almost three million properties, though, it remains a small part of the market.

Cadastral value	Approx. predial	10% saving	Approx. discounted payment
COP 300m	COP 1.77m	COP 177k	COP 1.59m
COP 500m	COP 3.25m	COP 325k	COP 2.93m
COP 800m	COP 5.92m	COP 592k	COP 5.33m
COP 1.2bn	COP 10.32m	COP 1.03m	COP 9.29m
COP 2.0bn	COP 21.60m	COP 2.16m	COP 19.44m

Are Bogotá condo fees more expensive than property tax?

For many Bogotá apartment owners, yes. Administración can cost more each year than predial, sometimes by a wide margin.

This expense deserves more attention because apartment-style ownership now dominates Bogotá. Catastro Bogotá says 69.8% of the city's properties were under propiedad horizontal in 2026, up another 0.8 percentage points in one year.

Administración pays for the building rather than the city. Security guards, elevators, cleaning, maintenance, reception staff, gyms, swimming pools and other common services all affect the monthly charge.

The numbers add up fast. A COP 500,000 monthly administración bill costs COP 6 million a year. At COP 800,000 a month, the annual total reaches COP 9.6 million. A building charging COP 1.2 million a month costs its owner COP 14.4 million every year before predial is even considered.

That can flip a comparison between two similarly priced apartments. One may look cheaper because its predial is COP 1 million lower, yet a COP 300,000 difference in monthly administración wipes out COP 3.6 million every year.

Monthly administración	Annual cost	Equivalent annual cost as % of COP 600m property
COP 300k	COP 3.6m	0.60% a year
COP 500k	COP 6.0m	1.00% a year
COP 800k	COP 9.6m	1.60% a year
COP 1.2m	COP 14.4m	2.40% a year

Why are Bogotá building fees rising so fast in 2026?

Largely because staff are a big part of a building's budget, and the minimum wage went up 23% in 2026, to COP 1,750,905 a month. Guards, cleaners and doormen are often paid close to it, so the owners' meeting passes the rise on.

DANE's consumer price index shows it clearly: building administration fees ("servicios de copropiedad") were up 17.14% in the year to September 2026, against 6.29% for overall inflation. Predial on most apartments rose far less.

On a COP 500,000 monthly fee, a 17% rise means about COP 585,700 a month, or roughly COP 1 million more a year. Before you buy, ask the administrator for the last two annual budgets, the minutes of the latest owners' meeting, any special levy (cuota extraordinaria) already voted, and a paz y salvo showing the unit owes nothing.

Monthly fee before	After a 17.14% rise	Extra cost per year
COP 300k	COP 351k	COP 0.62m
COP 500k	COP 586k	COP 1.03m
COP 800k	COP 937k	COP 1.65m
COP 1.2m	COP 1.41m	COP 2.47m

How much are the closing costs when buying property in Bogotá?

For a cash purchase above roughly COP 500 million, expect about 2.5% of the price in registration tax, registry rights and your half of the notary. Add a lawyer, the title study and certificates and a 3% budget is safer.

The largest pieces come from separate layers that are easy to confuse. The registration tax (impuesto de registro) is 1% of the transaction value in Bogotá. Registry rights are then charged separately by the Superintendencia de Notariado y Registro.

The 2026 registry schedule is progressive. Transactions between about COP 12.9 million and COP 192.8 million pay 9.11 per thousand. The rate increases to 11.31 per thousand, then 12.60 per thousand, before reaching 13.33 per thousand for transactions above approximately COP 494.8 million. The calculated registry right also carries a 2% additional charge for systematization and documentary conservation.

Notarial rights add roughly another 0.3% before VAT and small documentary charges. In a standard sale, buyer and seller commonly split the main notarial cost, although the deed and commercial agreement should always be checked rather than assuming every transaction follows the same division.

Put together, a COP 600 million purchase generates roughly COP 15.2 million (about $4,750) of core buyer-side closing charges. At COP 1 billion, the same group of costs is around COP 25 million. The old 2% consumption tax on expensive homes that some guides still list is not in force: it fell with Ley 1943, which the Constitutional Court struck down.

Purchase price	Registration tax	Registry rights, approx.	Buyer's usual share of notarial cost, approx.	Core buyer cost, approx.
COP 200m	1.00%	~1.15%	~0.18%	~2.33%
COP 300m	1.00%	~1.15%	~0.18%	~2.33%
COP 450m	1.00%	~1.29%	~0.18%	~2.47%
COP 600m	1.00%	~1.36%	~0.18%	~2.54%
COP 1.0bn	1.00%	~1.36%	~0.18%	~2.54%

Why do some people say Bogotá closing costs are only 1%?

The 1% figure usually captures only the registration tax. Using it as the buyer's complete Bogotá closing-cost estimate leaves out more than half of the core bill on many transactions.

A COP 700 million apartment illustrates the problem. The 1% registration tax is COP 7 million. 2026 registry rights at that value add roughly another COP 9.5 million after the systematization surcharge.

The buyer's conventional share of notarial rights, including VAT on that service, adds roughly another COP 1.2 million. We are already near COP 17.8 million, or around 2.5% of the purchase price, before paying a lawyer, a bank, an appraiser or other optional and financing-related expenses.

So when a broker or online guide quotes “about 1%,” the follow-up is simple: 1% for which charge? Bogotá property transactions contain several separate fees that hit around the same closing.

Does buying an expensive Bogotá apartment make the percentage fees much worse?

A little. Registry rights stop climbing above about COP 495 million, but above about COP 1.05 billion a stamp tax kicks in, so the percentage rises again at the top end.

The 2026 top registry rate is 13.33 per thousand, and the additional 2% systematization charge is applied to that registry amount. A COP 600 million purchase and a COP 1.5 billion purchase therefore sit in the same percentage bracket for this part of the transaction.

The stamp tax (impuesto de timbre, Ley 2277 of 2022) is what changes. Deeds above 20,000 UVT (about COP 1.05 billion in 2026) pay 1.5% on the slice between that threshold and 50,000 UVT (about COP 2.62 billion), and 3% above it, usually split 50/50. On a COP 1.5 billion apartment the total is about COP 6.8 million, so roughly COP 3.4 million for the buyer, or an extra 0.23% of the price. At COP 2 billion the buyer's half is about COP 7.1 million.

Predial behaves differently over time because higher cadastral assessments keep moving through progressively higher residential tax bands. A luxury owner can therefore face a heavier recurring percentage than a mainstream owner even though both buyers encountered roughly the same top registry percentage at acquisition.

For investors comparing price brackets, transaction friction is fairly predictable between about COP 500 million and COP 1.05 billion. The bigger difference at the luxury end comes later through higher absolute administración charges, larger predial bills and more capital exposed to the market.

What does the first year really cost on a COP 600 million Bogotá apartment?

A COP 600 million Bogotá apartment can easily cost around COP 24 million in taxes, closing charges and administración during the first year, even before we include financing, repairs, insurance, furniture or legal advice.

Assume the apartment has a COP 450 million cadastral assessment. The 2026 predial rate produces roughly COP 2.84 million for the year before any early-payment discount.

Core buyer closing costs around 2.5% add approximately COP 15.2 million. If administración is COP 500,000 a month, another COP 6 million disappears over the first twelve months.

That brings the illustrative total to roughly COP 24 million. Predial accounts for only around COP 2.8 million of it. Focusing only on Bogotá's property-tax rate gives a pretty distorted picture of the cash actually leaving the owner's account.

In dollars, that first year is about $7,550 on a $188,000 apartment, at about COP 3,190 per US dollar. The strong peso matters more than any fee here: the dollar closed 2025 at COP 3,757, so the same peso price costs about 18% more in dollars than it did in January 2026.

Cost on a COP 600m apartment	Assumption	Approx. amount
Registration tax	1% of purchase	COP 6.0m
Registry rights and surcharge	~1.36%	COP 8.16m
Buyer's share of notarial cost	~0.18%	COP 1.07m
Predial	COP 450m cadastral value	COP 2.84m
Administración	COP 500k/month	COP 6.0m
First-year total	Before financing and other extras	~COP 24.1m

Does getting a mortgage add more fees when buying in Bogotá?

Yes. Financing a Bogotá property normally pushes closing costs above the cash-buyer estimate because the mortgage creates its own legal, registry and banking expenses.

The mortgage itself is recorded as a separate legal act, and registry charges can apply to the amount secured by the mortgage. The exact treatment depends on the credit, deed and any preferential housing rules that apply.

On top of that, mortgage rates are high: the average peso housing rate was 15.02% a year in September 2026, and Bancolombia's loan for buyers living abroad is only open to Colombians abroad or foreigners with Colombian family ties. That is why most non-resident foreigners buy cash.

The bank can also require an appraisal, property insurance, life insurance and other paperwork. Some of those expenses are relatively small beside the purchase price, but together they make a financed acquisition noticeably more expensive than the simple 2.5% core cash-purchase estimate.

Anyone buying with credit should ask the bank or notary for a closing simulation based on the actual loan amount. A generic Bogotá “buyer fee” percentage becomes much less reliable once a mortgage enters the transaction.

Do foreigners pay extra taxes when buying property in Bogotá?

Foreign buyers pay the same ordinary property taxes and transaction charges as Colombian buyers, with no special Bogotá surcharge based on nationality.

Colombia's official investment guidance states that Colombians and foreigners have the same rights to acquire real estate and that foreign investors do not face additional tax, legal or financial charges simply because they are foreign.

A non-resident buyer does have an extra procedural issue. Money used to acquire Colombian real estate generally needs to be channelled through the country's foreign-exchange system so the purchase can be registered correctly as foreign investment.

Later tax treatment can also depend on tax residence. A foreign owner who becomes Colombian tax resident may face a broader national tax position than a non-resident owner. None of that changes the Bogotá predial rate on the apartment itself.

Can an expensive Bogotá property trigger Colombia's wealth tax?

Yes, but Colombia's wealth tax is mainly relevant to people with substantial net assets, so it should not be treated as another standard charge on every Bogotá apartment.

The threshold begins at 72,000 UVT of net taxable wealth, about COP 3.77 billion (around $1.18 million) in 2026. A recent emergency attempt to lower it to 40,000 UVT was struck down. The tax then uses marginal bands, starting at 0.5% above that threshold and moving higher as taxable wealth increases.

Property in Bogotá can form part of that calculation. Non-residents can also fall within Colombian wealth-tax rules for assets held in Colombia, although the exact taxable base depends on ownership structure, qualifying debts and the taxpayer's wider circumstances.

This changes the economics mainly at the high-net-worth end. Someone buying one ordinary COP 500 million or COP 800 million apartment is dealing first and foremost with predial, administración and transaction costs. A buyer holding several valuable Colombian properties may need to look much further into national taxation.

How much does the seller pay when selling property in Bogotá?

Plan on roughly 4% to 5% of the price in withholding, brokerage and half the notary, plus 15% tax on the gain.

For an individual selling a home, the notary withholds 1% of the price on the first 10,000 UVT (about COP 524 million in 2026) and 2.5% on anything above, under Decreto 572 of 2025. This is an advance on the seller's tax, not an extra fee, but it is cash that leaves at the deed. The seller also pays half the notary cost, and half the stamp tax above about COP 1.05 billion.

The larger potential tax is on the gain. When a qualifying property sale is treated as an occasional gain, Colombia applies a 15% rate to the taxable gain rather than to the entire sale price.

Suppose someone bought an apartment for COP 500 million and later sold it for COP 700 million. A simplistic 15% calculation on the COP 700 million sale would be completely wrong. The relevant starting point is the gain after applying the allowable tax basis and other applicable adjustments.

Brokerage, usually around 3% plus VAT and normally paid by the seller, comes on top. That expense is commercial rather than a government tax, but economically it can become one of the largest costs of exiting a Bogotá investment.

Do all Bogotá owners also pay valorización?

No. Bogotá's valorización charge only applies when a property falls within a scheme linked to public works that are considered to increase the value or benefit of affected properties.

This charge appears often enough in Colombian property paperwork that foreign buyers sometimes assume it is a second annual property tax. It is much narrower than that. Valorización is tied to specific infrastructure programs and affected properties rather than being charged automatically to every homeowner each year.

It still deserves attention before signing. Colombia's official investment guidance tells buyers to verify the property's predial and valorización payment history during the title-review process.

That check can uncover liabilities attached to the property before the buyer inherits an unpleasant problem. In practice, the paz y salvo and title documents are more useful here than trying to add a generic valorización percentage to every Bogotá investment model.

How much tax do you pay on Bogotá rental income as a non-resident?

A flat 35% on your Colombian net taxable rental income. Residents pay the progressive scale instead (0% to 39%). Keep invoices for administración, predial and repairs: they are what brings the taxable amount down.

Take the same COP 600 million apartment rented at COP 2.9 million a month, the Aptologia median asking rent for Bogotá in October 2026. That is COP 34.8 million a year, a 5.8% gross yield. Take off one empty month, 10% management, COP 6 million of administración and COP 2.84 million of predial, and about COP 19.9 million is left. After 35% tax, you keep roughly COP 12.9 million, about 2.2% of the price.

COP 600m apartment, long lease	Per year
Rent at COP 2.9m a month	COP 34.8m (5.8% gross)
Minus one empty month	COP 31.9m
Minus 10% management	COP 28.7m
Minus administración and predial	COP 19.9m (3.3% before income tax)
Minus 35% non-resident tax	COP 12.9m (about 2.2% net)

Repairs, insurance and furniture would push it lower. If you aim for more, the levers are the purchase price and the building fee, not the predial.

So are property taxes and fees high in Bogotá?

Bogotá is fairly cheap to hold from a pure property-tax perspective, but buying and selling property here carries enough friction that investors should budget well beyond the annual predial bill.

The recurring tax is manageable for most mainstream apartments. The 2026 residential predial rates run from 0.55% to 1.23% of cadastral value, while cadastral value itself generally sits between 60% and 100% of commercial value. A typical apartment can therefore end up paying only a fraction of 1% of its market value each year in municipal property tax.

Closing costs change the picture. Above roughly COP 500 million, a cash buyer pays about 2.5% for the core registration and notarial layer, and should budget 3% with a lawyer. A COP 600 million apartment can consume roughly COP 15.2 million before the first predial bill, administración, legal advice or financing costs arrive.

Then comes the recurring expense many buyers underestimate: administración. With almost 70% of Bogotá properties now under propiedad horizontal, monthly building charges are a central part of ownership economics. COP 500,000 a month already means COP 6 million a year, and these fees rose 17.14% in the year to September 2026, much faster than predial.

Selling adds another round: 1% withholding at the deed, about 3% in brokerage and 15% tax on the gain. Renting it out as a non-resident costs 35% of the net rent. Buying and selling together cost roughly 6% to 7% of the price before tax on the gain, more than ten years of predial on a mainstream apartment. The numbers favor longer holding periods much more than frequent trading.

Our conclusion is straightforward: Bogotá has moderate annual property taxes, but total property costs are not especially low once the full transaction and ownership stack is counted. For a long-term owner, the recurring tax burden remains quite reasonable. For someone buying and reselling frequently, the fees become a much bigger problem.