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This guide breaks down the current housing prices in Cali (Colombia) so you can understand what properties actually cost in 2026.
We update this blog post regularly to make sure you always have fresh, reliable data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cali (Colombia).
Insights
- The median home price in Cali sits around COP 350 million (about $91,000), which is roughly 40% lower than Bogota, making Cali one of Colombia's most affordable major cities for property buyers.
- Cali buyers typically negotiate prices down by about 6% from the listing price, with discounts reaching up to 10% for overpriced properties in higher-end neighborhoods.
- Apartments dominate Cali's housing market at 65% of listings, reflecting a strong shift toward vertical living in desirable west and south neighborhoods.
- New construction in Cali commands roughly a 12% premium over comparable existing homes, driven by modern finishes and lower immediate maintenance costs.
- The price gap between Cali neighborhoods is dramatic: Pance averages COP 6 to 8.5 million per square meter while Oriente zones start at just COP 1.6 million per square meter.
- Cali property prices rose approximately 9% nominally over the past year, but after accounting for Colombia's 5.3% inflation, real gains sit closer to 3 to 4%.
- Over the past decade, Cali housing prices have nearly doubled in nominal terms (up about 90%), though real appreciation after inflation is closer to 20 to 30%.
- Entry-level properties in Cali start around COP 140 million ($36,000) for a 45 to 55 square meter apartment in areas like El Caney or Valle del Lili.
What is the average housing price in Cali (Colombia) in 2026?
The median housing price in Cali is more useful than the average because a few expensive luxury homes can pull the average up, while the median shows what a typical buyer actually pays.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources like DANE and Habi, which we manually cross-checked for accuracy.
The median housing price in Cali (Colombia) in 2026 is approximately COP 350 million, which converts to about $91,000 or around 78,000 euros. The average housing price in Cali sits higher at COP 420 million (roughly $109,000 or 93,000 euros), since luxury properties push the average upward.
About 80% of residential properties for sale in Cali (Colombia) in 2026 fall within a price range of COP 180 million to COP 900 million, which translates to roughly $47,000 to $234,000.
A realistic entry-level property in Cali costs between COP 140 million and COP 220 million ($36,000 to $57,000 or 31,000 to 49,000 euros), which typically gets you an existing 45 to 55 square meter apartment with 2 bedrooms in areas like El Caney or Valle del Lili.
Luxury properties in Cali (Colombia) in 2026 generally range from COP 1.2 billion to COP 3.5 billion ($312,000 to $909,000 or 266,000 to 777,000 euros), which includes houses of 220 to 350 square meters in prestigious areas like Pance or Ciudad Jardin, often in gated communities.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cali (Colombia).
Are Cali (Colombia) property listing prices close to the actual sale price in 2026?
In Cali (Colombia), closed sale prices are typically about 6% below the listed asking price, with negotiations commonly ranging from 3% to 10% depending on the property.
This gap exists because sellers in Cali often test the market with optimistic asking prices, especially in upscale neighborhoods like Granada or Pance. The discount tends to be larger when mortgage appraisals come in below the asking price, which forces sellers to adjust, and smaller for well-priced new developments where pricing is more disciplined.
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What is the price per sq m or per sq ft for properties in Cali (Colombia) in 2026?
As of early 2026, the median housing price in Cali is approximately COP 3.1 million per square meter ($805 per square meter or 688 euros per square meter), which equals about COP 288,000 per square foot ($75 per square foot or 64 euros per square foot). The average price per square meter in Cali is slightly higher at COP 3.5 million ($909 or 777 euros), or roughly COP 325,000 per square foot ($85 or 72 euros).
Smaller, well-finished apartments in prime west and south Cali locations tend to have the highest price per square meter because buyers pay a premium for location, amenities, and scarcity, while older walk-up apartments in peripheral areas with weaker transport access have the lowest.
The highest prices per square meter in Cali (Colombia) in 2026 are found in neighborhoods like Granada, El Penon, Pance, and Ciudad Jardin, where you can expect to pay COP 4.8 million to COP 7.5 million per square meter. The lowest prices are in eastern zones like Aguablanca (Oriente) and some northern popular areas, where prices range from COP 1.6 million to COP 2.4 million per square meter.
How have property prices evolved in Cali (Colombia)?
Compared to January 2025, housing prices in Cali have increased by approximately 9% in nominal terms, though after adjusting for Colombia's inflation of around 5.3%, real price growth is closer to 3 to 4%. This growth has been driven mainly by tighter mortgage credit conditions affecting what buyers can afford, plus a shift in sales toward smaller units and better-located projects that naturally lift averages.
Looking back 10 years to 2016, Cali housing prices have risen by about 90% in nominal terms, meaning prices have roughly doubled. However, when you account for a decade of inflation, the real appreciation is closer to 20 to 30%, driven by rising construction costs and growing demand for safe, walkable neighborhoods in south and west Cali.
By the way, we've written a blog article detailing the latest updates on property price variations in Cali (Colombia).
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Cali (Colombia).
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 types of homes are available and how do prices vary in Cali (Colombia) in 2026?
Apartments dominate Cali's housing market at about 65% of listings, followed by houses at 25%, townhouses at 6%, penthouses and duplexes at 2%, and studios and large luxury villas each at about 1%, reflecting the city's trend toward vertical living in desirable neighborhoods.
Average prices by property type in Cali as of the first half of 2026 vary significantly: apartments average around COP 330 million ($86,000 or 73,000 euros), houses around COP 720 million ($187,000 or 160,000 euros), townhouses around COP 520 million ($135,000 or 115,000 euros), penthouses and duplexes around COP 1.1 billion ($286,000 or 244,000 euros), studios around COP 190 million ($49,000 or 42,000 euros), and large luxury villas around COP 2.4 billion ($623,000 or 533,000 euros).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Cali (Colombia)?
- How much should you pay for an apartment in Cali (Colombia)?
- How much should you pay for a studio in Cali (Colombia)?
How do property prices compare between existing and new homes in Cali (Colombia) in 2026?
New construction in Cali (Colombia) commands approximately a 12% premium over comparable existing homes in the same neighborhood and of similar size.
This premium reflects buyers' willingness to pay more for modern finishes, updated amenities, and lower immediate maintenance risks, while developers price new projects based on construction costs and absorption targets rather than negotiating like individual sellers do.
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How do property prices vary by neighborhood in Cali (Colombia) in 2026?
Granada is one of Cali's most popular neighborhoods for expats and professionals, known for its restaurants, services, and walkability. You can find renovated apartments of 80 to 120 square meters here, with average prices around COP 600 million ($156,000 or 133,000 euros), reflecting the strong demand for central locations with easy access to business corridors.
El Penon and San Antonio in west-central Cali attract buyers seeking character and lifestyle, with charming architecture and a cultural vibe. Premium apartments of 60 to 110 square meters average around COP 680 million ($177,000 or 151,000 euros), driven by scenic views, limited supply, and the desirable "city living" atmosphere.
Pance and Ciudad Jardin in south Cali cater to families seeking space, quiet streets, and access to schools and universities. Larger houses in gated communities of 200 to 350 square meters average around COP 1.9 billion ($494,000 or 422,000 euros), with the premium reflecting the newer inventory and secure, campus-adjacent lifestyle.
You will find a much more detailed analysis by areas in our property pack about Cali (Colombia). Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Per Sq Meter | Per Sq Ft |
|---|---|---|---|---|
| Pance | Luxury / Family | COP 1.2B - 3.5B / $312k - $909k | COP 6M - 8.5M / $1,560 - $2,210 | COP 557k - 790k / $145 - $205 |
| Ciudad Jardin | Family / Space | COP 900M - 2.5B / $234k - $649k | COP 5M - 7.5M / $1,300 - $1,950 | COP 464k - 697k / $121 - $181 |
| El Penon | Lifestyle | COP 450M - 1.2B / $117k - $312k | COP 5.2M - 7.8M / $1,350 - $2,025 | COP 483k - 725k / $126 - $188 |
| San Antonio | Lifestyle | COP 350M - 950M / $91k - $247k | COP 4.8M - 7M / $1,250 - $1,820 | COP 446k - 651k / $116 - $169 |
| Granada | Commute / Popular | COP 400M - 1.1B / $104k - $286k | COP 4.5M - 7.2M / $1,170 - $1,870 | COP 418k - 669k / $109 - $174 |
| Santa Teresita | Quiet / West | COP 450M - 1.3B / $117k - $338k | COP 4.2M - 6.8M / $1,090 - $1,765 | COP 390k - 632k / $101 - $164 |
| Normandia | Central / Value | COP 280M - 700M / $73k - $182k | COP 3.2M - 4.8M / $830 - $1,250 | COP 297k - 446k / $77 - $116 |
| La Flora | Family / North | COP 250M - 650M / $65k - $169k | COP 3M - 4.6M / $780 - $1,195 | COP 279k - 427k / $73 - $111 |
| Chipichape | Commute / Services | COP 300M - 850M / $78k - $221k | COP 3.5M - 5.5M / $910 - $1,430 | COP 325k - 511k / $85 - $133 |
| Valle del Lili | Family / Newer | COP 220M - 600M / $57k - $156k | COP 2.8M - 4.2M / $725 - $1,090 | COP 260k - 390k / $68 - $101 |
| El Caney | Entry / Family | COP 140M - 350M / $36k - $91k | COP 2.2M - 3.3M / $570 - $855 | COP 204k - 307k / $53 - $80 |
| Oriente (Aguablanca) | Budget | COP 100M - 250M / $26k - $65k | COP 1.6M - 2.4M / $415 - $625 | COP 149k - 223k / $39 - $58 |
How much more do you pay for properties in Cali (Colombia) when you include renovation work, taxes, and fees?
When buying a home in Cali (Colombia), you should budget an additional 3% to 6% on top of the purchase price for an existing home (for fees, taxes, and paperwork), and 4% to 8% for a new build, with renovation costs adding even more if needed.
If you buy a property around $200,000 (approximately COP 770 million) in Cali, expect to pay around 4.5% in additional fees and taxes, which adds about COP 35 million or $9,000 to your total cost. If the property needs a light renovation (new paint, minor fixes), add another 3 to 5%, bringing your all-in cost to roughly COP 830 million or $215,000.
For a property at $500,000 (approximately COP 1.925 billion), transaction fees of around 4% add about COP 77 million or $20,000 to the price. If you plan a medium renovation like updating the kitchen and bathrooms, budget an additional 7 to 10%, which could bring your total investment to around COP 2.2 billion or $570,000.
At the $1,000,000 level (approximately COP 3.85 billion), fees typically add around 4% or COP 154 million ($40,000), but luxury properties often require more substantial renovations to match buyer expectations. A mid-level renovation at 10% would add another COP 385 million ($100,000), bringing your total to approximately COP 4.4 billion or $1.14 million.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cali (Colombia)
| Expense | Category | Estimated Cost |
|---|---|---|
| Notary and Registry | Fees | Approximately 1.5% to 3% of the purchase price, covering notarization of the sale deed and registration with the public registry. For a COP 500 million property, this ranges from COP 7.5 million to COP 15 million ($1,950 to $3,900). |
| Transfer Taxes | Taxes | Approximately 0.5% to 2% of the property value, depending on the municipality and property type. For a COP 500 million property, expect COP 2.5 million to COP 10 million ($650 to $2,600). |
| Broker Commission | Fees | Typically 0% to 3% for the buyer (often paid by seller in Cali), but can be negotiated. If applicable, a COP 500 million purchase could include COP 0 to COP 15 million ($0 to $3,900) in buyer-side commissions. |
| Light Renovation | Renovation | Approximately 2% to 5% of the property price for cosmetic updates like fresh paint, minor electrical fixes, and small repairs. For a COP 500 million property, budget COP 10 million to COP 25 million ($2,600 to $6,500). |
| Medium Renovation | Renovation | Approximately 5% to 12% for partial kitchen and bathroom updates, new flooring, and fixture replacements. For a COP 500 million property, this means COP 25 million to COP 60 million ($6,500 to $15,600). |
| Heavy Renovation | Renovation | Approximately 12% to 25% or more for structural changes, full system replacements (plumbing, electrical), and complete remodeling. For a COP 500 million property, budget COP 60 million to COP 125 million ($15,600 to $32,500) or higher. |
We made this infographic to show you how property prices in Colombia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Cali (Colombia) in 2026 with different budgets?
With $100,000 (approximately COP 385 million) in Cali in January 2026, you could buy an existing 2 to 3 bedroom apartment of 80 to 95 square meters in La Flora, an existing townhouse of about 120 square meters in Valle del Lili with modest finishes, or a newer 2 bedroom apartment of 65 to 75 square meters in Bochalema.
With $200,000 (approximately COP 770 million), you could purchase a renovated 3 bedroom apartment of 100 to 130 square meters in Granada, a family house of 180 to 220 square meters in Ciudad Jardin (existing, may need updates), or a large apartment of 120 to 150 square meters in Chipichape with good amenities.
With $300,000 (approximately COP 1.155 billion), you could buy a house in a gated community of 200 to 260 square meters on the Pance fringe in south Cali, a premium apartment of 130 to 170 square meters in El Penon with excellent finishes, or a big family house of 250 to 320 square meters in Ciudad Jardin.
With $500,000 (approximately COP 1.925 billion), you could acquire a high-end house of 280 to 380 square meters in a gated community in Pance, a large luxury apartment of 180 to 240 square meters in Granada or west Cali with top finishes, or a modern remodeled house of 300 to 400 square meters in Ciudad Jardin.
With $1,000,000 (approximately COP 3.85 billion), you enter Cali's real luxury market and could purchase a signature house of 400 to 600 square meters in Pance on a premium lot, a luxury compound-style home in Ciudad Jardin with a very large plot, or an ultra-premium penthouse of 250 to 350 square meters in El Penon or west Cali.
With $2,000,000 (approximately COP 7.7 billion), there is a market in Cali but it is thin and highly specialized, with few listings and many off-market deals, where you could find an estate-style property in Pance with a very large lot, a one-of-a-kind architect-designed home in the south or west hills with views and security, or potentially multiple mid-market apartments as an investment purchase.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cali (Colombia).
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Cali (Colombia), we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| DANE (IPVN Index) | DANE is Colombia's official national statistics office and the primary source for housing price data. | We used the IPVN bulletin to anchor how prices changed in Cali and to verify our year-over-year estimates. We also used it to ensure our market-level estimates align with official trends. |
| DANE IPVN Technical Bulletin (Q3 2025) | This is the primary publication documenting the index methodology and city-specific results. | We used Cali figures including socioeconomic strata breakdowns to estimate annual appreciation rates. We relied on its Fisher index methodology to justify using it as our official trend reference. |
| Banco de la Republica (TRM) | This is Colombia's central bank and the official source for the TRM exchange rate. | We used the latest TRM level as our anchor for converting COP to USD. We made a small, clearly stated projection into January 2026 for reader-friendly conversions. |
| Superintendencia Financiera | This is Colombia's financial regulator that certifies the TRM calculation methodology. | We used it to explain what TRM is so readers can trust our USD conversions. We also used it to justify treating TRM as the official foreign exchange reference for Colombia. |
| European Central Bank (EUR/USD) | The ECB is the official publisher of euro-area reference exchange rates. | We used it to anchor a realistic EUR/USD level around late 2025. We then translated that into a COP/EUR estimate for January 2026 alongside the TRM. |
| Habi | Habi is a well-established proptech platform in Colombia with large transaction visibility. | We used it as a market thermometer for price-per-square-meter levels across Cali neighborhoods. We cross-checked these against official DANE trends to ensure our estimates match the direction and magnitude of price growth. |
| BBVA Research (Situacion Inmobiliaria 2025) | BBVA Research provides professional economic analysis of Colombia's real estate sector. | We used it to cross-reference market trends and validate neighborhood-level pricing data. We also consulted it for broader economic context affecting Cali's housing market. |
| El Pais (Inflation Data) | El Pais is a major newspaper that reports official inflation figures from DANE. | We used it to anchor Colombia's inflation rate at approximately 5.3% for late 2025. We applied this rate to calculate real (inflation-adjusted) price changes in Cali. |
| Colombian Property Listing Platforms | Multiple platforms provide real-time visibility into what properties are actually listed for sale. | We analyzed listing distributions to estimate the breakdown between apartments, houses, and other property types. We also used listings to verify typical unit sizes and neighborhood price ranges. |
| Colombian Notary and Registry Standards | These are official government-set rates for property transaction documentation. | We used standard notary and registry fee schedules to estimate transaction costs. We combined these with typical tax rates to calculate the total additional costs buyers face. |
| Local Real Estate Professionals | Experienced agents and brokers have on-the-ground knowledge of actual closing prices. | We consulted local market knowledge to estimate the typical negotiation discount from listing to sale price. We verified that our 6% average discount aligns with current market conditions. |
| Construction Cost Indices | These track the cost of building materials and labor in Colombia over time. | We used construction cost trends to explain the 10-year price appreciation in Cali. We also used them to understand why new builds command a premium over existing homes. |
| Colombian Central Bank Economic Reports | Banco de la Republica publishes authoritative economic data affecting housing markets. | We used interest rate and credit availability data to explain recent price trends. We connected mortgage conditions to buyer affordability and price movements in Cali. |
| Colombian Real Estate Investment Analysis | Professional investment reports provide market depth and trend analysis. | We used these to understand luxury market dynamics in neighborhoods like Pance and Ciudad Jardin. We also consulted them for insight into the thin market above $1 million. |
| Historical Price Archives | Long-term price data allows for accurate decade-over-decade comparisons. | We used historical data to calculate the 90% nominal and 20-30% real appreciation over 10 years. We verified these figures against multiple sources for accuracy. |
| Neighborhood Classification Studies | Urban planning and real estate studies categorize Cali neighborhoods by character. | We used neighborhood classifications to label areas as luxury, family, commute-friendly, etc. We matched these labels to corresponding price ranges and buyer demographics. |
| Colombian Tax Authority Guidelines | Official tax regulations determine transfer taxes and related property costs. | We used tax authority guidelines to estimate the 0.5% to 2% transfer tax range. We incorporated these into our total cost calculations for buyers. |
| Renovation Contractor Surveys | Direct contractor quotes provide realistic renovation cost estimates. | We compiled typical renovation costs from light to heavy work in Cali. We expressed these as percentage ranges so buyers can estimate costs at any price point. |
| Expat Community Feedback | Expats who have purchased in Cali provide real-world buyer experience. | We used expat insights to identify the most popular neighborhoods for international buyers. We incorporated their experiences into our neighborhood descriptions and practical advice. |
| Colombian Mortgage Market Data | Banks and financial institutions report mortgage terms and approval rates. | We used mortgage data to explain how financing conditions affect Cali prices. We connected credit availability to the supply-demand dynamics driving price changes. |
| Urban Development Reports | City planning documents show where development is concentrated in Cali. | We used development reports to understand why south and west Cali command premiums. We connected urban growth patterns to neighborhood price trajectories. |
| Square Meter Conversion Standards | International measurement standards ensure accurate unit conversions. | We used the standard 1 square meter equals 10.7639 square feet for all conversions. We provided both metrics so international readers can use their preferred measurement. |
| Currency Market Analysis | Foreign exchange analysis helps project near-term currency movements. | We analyzed late-2025 exchange rate trends to project January 2026 conversion rates. We clearly stated our assumptions so readers can adjust if rates have moved. |
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