Authored by the expert who managed and guided the team behind the Colombia Property Pack
Get all the data you need about the real estate market in Cali
This article explains the current housing prices in Cali in 2026, using fresh public data and current listing evidence.
We constantly update this blog post so buyers can understand what apartments, houses and luxury homes cost in Cali.
The goal is simple: help you read the Cali property market without needing to be a real estate professional.
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.
Insights
- The median housing price in Cali in 2026 is around COP 360 million, which means a normal buyer still finds many apartments below $110,000.
- The average housing price in Cali in 2026 is higher, around COP 520 million, because luxury homes in Pance and Ciudad Jardín pull the average upward.
- Most normal residential properties in Cali in 2026 sit between COP 180 million and COP 1.2 billion, so the market is wide but still readable.
- A realistic entry apartment in Cali in 2026 often means 50 to 60 m² in Ciudad Pacífica, Bochalema, Ciudad Meléndez or Valle del Lili.
- Luxury property in Cali starts around COP 1.3 billion, but the strongest homes in Pance and Ciudad Jardín can easily pass COP 3 billion.
- Asking prices in Cali are not the same as sale prices, and normal buyers should expect many resale deals to close 6% to 10% below listing price.
- New-build apartments in Cali usually cost 15% to 25% more per m² than similar existing apartments because new supply remains limited.
- Southern and western Cali neighborhoods command the highest prices because buyers pay for security, clinics, universities, shopping and better daily comfort.
- The Cali housing market rose around 7.5% in nominal terms versus 2025, but the real gain was much smaller after Colombian inflation.
What is the average housing price in Cali in 2026?
The median housing price in Cali is often more useful than the average price, because the average is pushed up by expensive homes in Pance, Ciudad Jardín and Santa Teresita.
We are writing this as of 2026 with the latest data collected from official sources, property portals and local market references that we manually double checked.
The median housing price in Cali in 2026 is about COP 360 million, which is about $101,000 or €87,000. The average housing price in Cali in 2026 is about COP 520 million, which is about $145,000 or €126,000.
A realistic range covering about 80% of normal residential property in Cali in 2026 is COP 180 million to COP 1.2 billion, or about $50,000 to $335,000 and €44,000 to €291,000.
A realistic entry range in Cali in 2026 is COP 170 million to COP 260 million, or about $47,000 to $73,000 and €41,000 to €63,000, which usually buys a 50 to 60 m² apartment in Ciudad Pacífica, Bochalema, Ciudad Meléndez or parts of Valle del Lili.
A typical luxury property in Cali in 2026 costs around COP 1.3 billion to COP 3.5 billion, or about $363,000 to $977,000 and €315,000 to €848,000, which can buy a large apartment in Pance, Ciudad Jardín, Santa Teresita or Santa Mónica, or a larger house in Pance or western Cali.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cali.
Are Cali property listing prices close to the actual sale price in 2026?
In Cali in 2026, closed sale prices are usually about 6% to 10% below asking prices for normal resale properties.
This gap exists because many Cali sellers leave negotiation room in the listing price, especially for older apartments and houses that have been on the market for a while. The gap is usually smaller for attractive new-build apartments in southern Cali, and larger for older, over-priced or slow-moving homes.
Don't buy the wrong property, in the wrong area of Cali
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What is the price per sq m or per sq ft for properties in Cali in 2026?
As of 2026, the median housing price in Cali is about COP 4.0 million per m², or about $1,117 per m² and €969 per m², which equals about COP 372,000 per sq ft, or $104 per sq ft and €90 per sq ft. The average housing price in Cali is about COP 4.6 million per m², or about $1,285 per m² and €1,115 per m², which equals about COP 427,000 per sq ft, or $119 per sq ft and €103 per sq ft.
The highest prices per m² in Cali in 2026 are usually for new or nearly new apartments in prime southern and western neighborhoods, while the lowest prices per m² are usually older homes in eastern or central areas that need more renovation.
The highest price per m² in Cali in 2026 is usually found in Pance, Ciudad Jardín, Santa Teresita, Santa Mónica and Granada, where realistic values often range from COP 5.5 million to COP 9.0 million per m². The lowest price per m² is usually found in Ciudad Córdoba, lower-end El Caney, Ciudad 2000, parts of eastern Cali and older central stock, where values often range from COP 2.2 million to COP 3.2 million per m².
How have property prices evolved in Cali?
Compared with 2025, housing prices in Cali in 2026 are up by about 7.5% in nominal terms. The real increase is closer to 1.5% to 2.0%, because Colombian inflation was still high.
Compared with 2024, housing prices in Cali in 2026 are likely up by a stronger double-digit amount in nominal pesos. The main reason is that new-build supply stayed tight while demand stayed concentrated in the south and west of Cali.
By the way, we’ve written a blog article detailing the latest updates on property price variations in 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.
Make a profitable investment in Cali
Better information leads to better decisions. Save time and money. Download our data.
How do prices vary by property type in Cali in 2026?
In the Cali housing market in 2026, apartments represent about 60% to 65% of sale listings, houses about 20% to 25%, new-build apartments about 8% to 12%, luxury houses about 3% to 5%, and apartaestudios about 3% to 5%, because the city has a large apartment market but still keeps important house stock in older and luxury neighborhoods.
Standard apartments in Cali cost about COP 430 million on average, or about $120,000 and €104,000, while small apartments and apartaestudios often cost around COP 260 million, or about $73,000 and €63,000. Standard houses often average around COP 600 million, or about $168,000 and €145,000, new-build apartments around COP 520 million, or about $145,000 and €126,000, luxury apartments around COP 1.4 billion, or about $391,000 and €339,000, and luxury houses or villas around COP 2.3 billion, or about $642,000 and €557,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Cali in 2026?
New-build apartments in Cali in 2026 usually cost about 15% to 25% more per m² than similar existing apartments in the same broad area.
This new-build premium exists because buyers pay more for modern buildings, elevators, parking, amenities, security and newer finishes, while good new supply in southern Cali remains limited.
Get to know the market before buying a property in Cali
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
How do property prices vary by neighborhood in Cali in 2026?
In Ciudad Jardín, buyers find new and existing apartments, large houses and gated projects, with prices often between COP 750 million and COP 1.8 billion, or about $209,000 to $503,000 and €182,000 to €436,000. Ciudad Jardín is expensive because it is green, upscale and close to shopping, clinics and universities.
In Pance, buyers mostly find luxury apartments, large houses and gated communities, with prices often between COP 1.2 billion and COP 3.5 billion, or about $335,000 to $977,000 and €291,000 to €848,000. Pance is one of the most expensive areas in Cali because buyers pay for space, privacy, nature and high-end residential projects.
In Granada, Santa Mónica and La Flora, buyers find apartments and apartaestudios, with prices often between COP 350 million and COP 1.2 billion, or about $98,000 to $335,000 and €85,000 to €291,000. This corridor is popular because it is practical for restaurants, offices, nightlife, rentals and shorter commutes.
You will find a much more detailed analysis by areas in our property pack about Cali. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Buyer profile | Typical price range | Typical price per m² | Typical price per sq ft |
|---|---|---|---|---|
| Pance | Luxury and family | COP 1.2B to 3.5B, about $335k to $977k | COP 6.0M to 9.0M, about $1,676 to $2,513 | COP 557k to 836k, about $156 to $233 |
| Ciudad Jardín | Upscale and family | COP 750M to 2.2B, about $209k to $614k | COP 5.5M to 8.0M, about $1,536 to $2,234 | COP 511k to 743k, about $143 to $208 |
| Santa Teresita | Premium western Cali | COP 800M to 2.5B, about $223k to $698k | COP 5.5M to 8.5M, about $1,536 to $2,373 | COP 511k to 790k, about $143 to $221 |
| Santa Mónica | Popular and business | COP 550M to 1.6B, about $154k to $447k | COP 4.8M to 7.0M, about $1,340 to $1,955 | COP 446k to 650k, about $125 to $182 |
| Granada | Expat and restaurants | COP 350M to 1.2B, about $98k to $335k | COP 4.8M to 7.0M, about $1,340 to $1,955 | COP 446k to 650k, about $125 to $182 |
| La Flora | Family and north | COP 330M to 950M, about $92k to $265k | COP 3.8M to 5.8M, about $1,061 to $1,620 | COP 353k to 539k, about $99 to $150 |
| Valle del Lili | Family and medical district | COP 280M to 750M, about $78k to $209k | COP 3.6M to 5.5M, about $1,005 to $1,536 | COP 334k to 511k, about $93 to $143 |
| Bochalema | New growth and family | COP 260M to 800M, about $73k to $223k | COP 3.5M to 5.8M, about $977 to $1,620 | COP 325k to 539k, about $91 to $150 |
| El Ingenio | Established and family | COP 300M to 950M, about $84k to $265k | COP 3.4M to 5.4M, about $949 to $1,508 | COP 316k to 502k, about $88 to $140 |
| San Fernando | Hospital and university | COP 280M to 850M, about $78k to $237k | COP 3.3M to 5.2M, about $922 to $1,452 | COP 307k to 483k, about $86 to $135 |
| El Caney | Value and family | COP 220M to 600M, about $61k to $168k | COP 2.8M to 4.3M, about $782 to $1,201 | COP 260k to 400k, about $73 to $112 |
| Ciudad Pacífica | Entry and new-build | COP 180M to 520M, about $50k to $145k | COP 2.8M to 4.5M, about $782 to $1,256 | COP 260k to 418k, about $73 to $117 |
How much more do you pay for properties in Cali when you include renovation work, taxes, and fees?
In Cali in 2026, a normal buyer should usually add about 4% to 8% above the purchase price for taxes, notary, registration, legal checks, basic fixes and moving-in costs.
For a property bought around $200,000, or about COP 716 million, a realistic extra budget in Cali is about COP 30 million to COP 60 million for closing costs, checks and light improvements. This means the total budget often lands around COP 746 million to COP 776 million, or about $208,000 to $217,000.
For a property bought around $500,000, or about COP 1.79 billion, a realistic extra budget in Cali is about COP 90 million to COP 180 million if the property is in good condition. This means the total budget often lands around COP 1.88 billion to COP 1.97 billion, or about $525,000 to $550,000.
For a property bought around $1,000,000, or about COP 3.58 billion, a realistic extra budget in Cali is about COP 180 million to COP 360 million if no major renovation is needed. If the home is an older luxury house, the total can go much higher because renovation costs can be large.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Colombia.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cali
| Expense | Type | Estimated cost range |
|---|---|---|
| Notary, registration and taxes | Fees and taxes | Usually about 1.8% to 3.2% of the purchase price. On a COP 500 million home in Cali, this is about COP 9 million to COP 16 million, or about $2,500 to $4,500. |
| Lawyer and due diligence | Legal | A normal buyer should budget about COP 5 million to COP 10 million, or about $1,400 to $2,800. This covers checks on ownership, debt, documents and transaction risk. |
| Appraisal and technical inspection | Due diligence | A basic appraisal or technical review can cost about COP 800,000 to COP 3 million, or about $220 to $840. This is useful for older apartments and houses. |
| Light renovation | Renovation | Light work can cost about COP 300,000 to COP 700,000 per m², or about $84 to $195 per m². This is common for paint, minor repairs and small upgrades. |
| Medium renovation | Renovation | Medium work can cost about COP 800,000 to COP 1.5 million per m², or about $223 to $419 per m². This can include kitchens, bathrooms and better finishes. |
| Heavy renovation | Renovation | Heavy work can cost about COP 1.8 million to COP 3.5 million per m², or about $503 to $977 per m². This is more likely in older houses or high-end homes needing serious updates. |
| Moving, appliances and basic furnishing | Setup | A normal setup budget can range from COP 10 million to COP 60 million, or about $2,800 to $16,800. The range depends on the property size and how much furniture is needed. |
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 in 2026 with different budgets?
With $100,000 in Cali in 2026, or about COP 358 million, you can realistically buy an existing 70 to 80 m² apartment in Valle del Lili, an 80 to 90 m² apartment in El Caney or Ciudad 2000, or a smaller 55 to 65 m² new or nearly new apartment in Ciudad Pacífica or Bochalema.
With $200,000 in Cali in 2026, or about COP 716 million, you can buy a new 85 to 100 m² apartment in Ciudad Jardín, Bochalema or Valle del Lili, an existing 100 to 130 m² apartment in El Ingenio, La Flora or San Fernando, or an older house in El Ingenio or La Hacienda.
With $300,000 in Cali in 2026, or about COP 1.07 billion, you can buy a premium 110 to 130 m² apartment in Ciudad Jardín or Santa Mónica, a new or recent 100 to 125 m² apartment in Pance, or a good existing house in El Ingenio, La Flora, San Fernando or western Cali.
With $500,000 in Cali in 2026, or about COP 1.79 billion, you can buy a luxury 130 to 180 m² apartment in Pance, Ciudad Jardín or Santa Teresita, a large renovated house in Ciudad Jardín, or a high-end existing house in a gated community in Pance.
With $1,000,000 in Cali in 2026, or about COP 3.58 billion, you can buy a large luxury house or villa in Pance, a very high-end apartment or penthouse in Pance, Santa Teresita or Ciudad Jardín, or a large western Cali residence with views or renovation potential.
With $2,000,000 in Cali in 2026, or about COP 7.16 billion, the market is thin, but you can target an estate-style house in Pance, a large luxury property with land and privacy, or a rare premium residence in western Cali or the south.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in 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, 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 this source matters | How we used it |
|---|---|---|
| DANE - Índice de Precios de la Vivienda Nueva | DANE is Colombia’s official statistics agency, so it is the strongest source for official new-home price movements. | We used the Q1 2026 release to anchor recent new-home price growth. We used it to avoid relying only on property portal listings. |
| DANE - Índice de Precios al Consumidor | DANE is also the official inflation source for Colombia. | We used May 2026 CPI to compare housing prices with inflation. We used it to explain why nominal price gains feel smaller in real terms. |
| Banco de la República - TRM | Banco de la República is the official source for Colombia’s peso-dollar reference exchange rate. | We used it for COP to USD conversions. We used about COP 3,581 per USD for this June 2026 article. |
| Banco de la República - IPVU | The central bank’s used-housing index is a serious long-run source for resale housing trends. | We used it to cross-check resale price direction. We did not use it as a neighborhood price list because it is an index. |
| Habi - Cali m² values | Habi is a large Colombian proptech with useful used-apartment m² references. | We used Habi to benchmark used-apartment median m² values by commune. We adjusted the figures when 2026 listing evidence pointed higher. |
| FincaRaiz - Cali apartments for sale | FincaRaiz is one of Colombia’s largest property portals and is useful for current asking prices. | We used FincaRaiz to check active apartment listings and market composition. We treated the figures as asking prices, not final sale prices. |
| Metrocuadrado - New projects in Cali | Metrocuadrado is a major Colombian property portal with broad new-build inventory. | We used it to cross-check new-project price bands. We looked especially at areas such as Pance, Ciudad Pacífica and Granada. |
| Properstar - Cali housing price details | Properstar gives clear listing-market medians for apartments and houses. | We used it to triangulate apartment and house m² values. We cross-checked the figures against Habi and FincaRaiz. |
| Camacol Valle - Economic studies | Camacol Valle is the regional construction chamber and is useful for supply and demand context. | We used Camacol Valle to understand new-build supply pressure. We used it to explain why new homes carry a premium in Cali. |
| Convexo Real Estate Law - Colombia closing costs 2026 | Convexo is a specialized real estate legal source focused on Colombian property transactions. | We used it to estimate closing costs for buyers. We combined it with standard transaction practice to build the extra-cost ranges. |
| Superintendencia de Notariado y Registro | This is the official Colombian authority linked to notary and property registration matters. | We used it as background for registration and notary cost logic. We did not use it to estimate neighborhood prices. |
| Alcaldía de Santiago de Cali | The city government is the official local source for Cali planning and public information. | We used it as background context for Cali neighborhoods and urban structure. We did not use it as a direct sale-price source. |
Get the full checklist for your due diligence in Cali
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts
- Is now a good time to invest in property in Cali (Colombia)?