Summary
The median apartment for sale in Cali asks about COP 420 million ($132,000), or about COP 4.6 million per m², and a typical 2-bedroom asks about COP 280 million to COP 300 million (TuLugar and Aptologia, October 2026).
Oddly, 1-bedroom apartments ask more than 2-bedrooms (median about COP 350 million to COP 383 million), because many 1-bedrooms for sale are new units in Pance and Ciudad Jardín, where they ask over COP 600 million.
A 3-bedroom apartment asks about COP 466 million to COP 490 million, and a 4-bedroom about COP 860 million ($269,000).
Resale apartments in established areas like Granada, San Fernando or El Ingenio list around COP 4.1 million to COP 4.3 million per m²; new builds usually ask roughly 15% to 25% more for a similar location.
The peso did more to prices than the market: a dollar buys about 15% fewer pesos than at the start of 2026, so a COP 420 million apartment went from about $112,000 to about $132,000 with no change in its peso price.
A cash buyer of a COP 300 million 2-bedroom should plan about COP 309 million to COP 315 million all-in; with a local mortgage, expect a 30% to 40% down payment and rates around 15% a year.
By neighborhood, median asking prices per m² run from about COP 2 million in Chiminangos to about COP 7 million in Parcelaciones Pance, with Ciudad Jardín around COP 6.4 million and Granada around COP 3.8 million.
For a first purchase on a budget, Ciudad Pacífica (median about COP 240 million), El Caney and older San Fernando give the most space per peso.
New-home prices in the Cali area rose 7.82% in a year to Q2 2026 (DANE), barely above Cali's 6.76% inflation, and listings stay online a median 176 days, so there is room to negotiate.
On top of the price, buyer closing costs are about 2% to 2.5% by law in Cali, and about 3% with a lawyer and title checks: about COP 12 million on a COP 400 million apartment.
Monthly running costs for a standard 2-bedroom are roughly COP 300,000 to COP 650,000 of administración plus COP 300,000 to COP 550,000 of utilities, and administración fees rose 17.14% nationally in the year to September 2026.
Bottom line: budget around COP 300 million ($94,000) for a decent resale 2-bedroom outside the premium south, add 3% for closing, and negotiate hard on anything that has sat online for months.
How far does your money go in Cali, from studios to 3-bedrooms?
What's the average and median apartment price in Cali in 2026?
The median apartment for sale in Cali asks about COP 420 million, or about $132,000 and €117,000 (TuLugar, 22 October 2026). Aptologia, which counts about 9,400 live apartment listings, gets a very close median of COP 430 million (17 October 2026). The average is higher, pulled up by expensive units in Pance, Ciudad Jardín and Santa Teresita, so the median is the number to use.
The median asking price per square meter for apartments is about COP 4.6 million, or about $1,430 per m², which is about COP 424,000 or $133 per sq ft. That is well below the national apartment median of about $1,860 per m².
For a standard 2- or 3-bedroom apartment, a realistic range is roughly COP 250 million to COP 650 million, or about $78,500 to $204,000, with older eastern and northern stock below that and premium south and west Cali above it.
How much is a studio apartment in Cali in 2026?
Studios (apartaestudios) are a thin market in Cali: TuLugar classifies only 2 of almost 5,000 apartments by bedroom count as studios, so there is no reliable median.
From the price per m², a 28 m² to 38 m² studio works out at roughly COP 150 million to COP 250 million, or about $47,000 to $78,500. The low end is an older unit; the high end is a new micro-apartment in a building with amenities.
Studios are mostly found where students, clinic staff, office workers or short-stay guests are, such as Granada, San Antonio, San Fernando, El Peñón and La Flora. If you plan to rent by the night, check that the building's rules allow tourist use before you buy.
How much is a one-bedroom apartment in Cali in 2026?
The median 1-bedroom apartment in Cali asks about COP 350 million (Aptologia, 364 listings) to COP 383 million (TuLugar, $120,000 on 140 listings), or roughly $110,000 to $120,000. Yes, that is more than a 2-bedroom.
The reason is the mix: many 1-bedrooms for sale are new units in the expensive south. In Pance the median 1-bedroom asks about COP 612 million and in Ciudad Jardín about COP 618 million, while in El Ingenio it is about COP 298 million (Aptologia, October 2026). Outside the premium south, expect roughly COP 250 million to COP 330 million.
Most 1-bedroom apartments in Cali are around 42 m² to 58 m². Older resale units are usually larger; new ones are smaller but come with pools, gyms and security, and a higher administración fee.
How much is a two-bedroom apartment in Cali in 2026?
The median 2-bedroom apartment in Cali asks about COP 278 million (Aptologia, about 3,300 listings) to COP 300 million (TuLugar), or about $87,000 to $94,000 and €77,500 to €84,000. It is the most liquid size, which makes it the easiest to resell or rent.
Entry-level 2-bedrooms in Ciudad Pacífica, El Caney or older parts of Valle del Lili start around COP 200 million to COP 280 million. Neighborhood medians then climb: about COP 335 million in El Ingenio, COP 390 million in Granada, COP 600 million in El Peñón, COP 700 million in Pance and COP 710 million in Ciudad Jardín (Aptologia, October 2026), or about $105,000 to $222,000.
How much is a three-bedroom apartment in Cali in 2026?
The median 3-bedroom apartment in Cali asks about COP 466 million ($146,000, TuLugar), and Aptologia's "3 or more bedrooms" median is COP 490 million, or about $154,000. A 4-bedroom asks about COP 860 million ($269,000).
Mid-range 3-bedrooms in El Ingenio, La Flora, San Fernando or Valle del Lili usually sit around COP 400 million to COP 750 million, or about $125,000 to $235,000. In Pance the median for 3 or more bedrooms is about COP 980 million, and large units in Pance, Ciudad Jardín, Santa Teresita or Normandía can reach COP 900 million to COP 1.4 billion, or about $282,000 to $439,000.
Most 3-bedroom apartments in Cali are around 90 m² to 130 m². Older buildings give more space for the money; newer ones charge more for parking, security, amenities and views.
What's the price gap between new and resale apartments in Cali in 2026?
No official source measures the new-build premium in Cali. From listings, new apartments usually ask roughly 15% to 25% more per m² than comparable resale apartments in the same area.
Resale apartments in established areas list around COP 4.1 million to COP 4.3 million per m², or about $1,290 to $1,350 per m² (PropFound resale comparables for Ciudad Jardín, El Ingenio, San Fernando and Granada, October 2026).
The gap is clearest in Ciudad Jardín: resale comparables sit around COP 4.1 million per m², while the area's overall median, pulled up by new projects, is about COP 6.4 million. Resale is often the better value if the building is well run; ask for the last owners' meeting minutes and the reserve fund before you decide.
How much more does a Cali apartment cost in dollars since January?
About 18% more, without any change in peso prices. The dollar closed 2025 at about COP 3,757 and is about COP 3,190 today, so a dollar buys about 15% fewer pesos than at the start of 2026.
| Apartment (peso price) | In dollars at the end-2025 rate (COP 3,757) | In dollars today (COP 3,190) |
|---|---|---|
| 2-bedroom, COP 300 million | about $80,000 | about $94,000 |
| Median apartment, COP 420 million | about $112,000 | about $132,000 |
| 3-bedroom, COP 466 million | about $124,000 | about $146,000 |
Forecasts disagree on where the peso goes next (BBVA saw about COP 3,640 at the end of 2026 in June, Bancolombia about 3,420 on average for 2026), so don't wait for a rebound that may not come. If you bring dollars, agree the price in pesos and convert in tranches rather than all on one day.
Can I afford to buy in Cali in 2026?
What's the typical total budget (all-in) to buy an apartment in Cali in 2026?
For a COP 300 million resale 2-bedroom bought in cash, plan about COP 309 million to COP 315 million all-in, or about $97,000 to $98,500. That is the price plus about 3% for notary, registration, the Valle registration tax, a lawyer and certificates, and up to 5% if you add bank transfer costs, translations or apostilles.
With a mortgage, add the bank's appraisal, study fees and mandatory insurance. On a median COP 420 million apartment, the same 3% to 5% means about COP 13 million to COP 21 million on top.
What down payment is typical to buy in Cali in 2026?
Most non-resident foreigners buy in cash. If you can get a loan, expect to put down 30% to 40%: about COP 120 million to COP 160 million, or $37,500 to $50,000, on a COP 400 million apartment.
Bancolombia's loans from abroad cover at most 70% of a non-VIS home (80% for VIS), over 5 to 20 years, at about 16.00% a year, and only for Colombians abroad or foreigners with Colombian family ties. The average peso mortgage rate was 15.02% a year in September 2026, after Banco de la República raised its rate to 12.25% on 30 September.
At 15.02%, borrowing 70% of a COP 420 million apartment (COP 294 million) over 20 years costs about COP 3.7 million a month, or about $1,150. That is why a bigger down payment, or cash, makes more sense in Cali right now.
Which neighborhoods are cheapest or priciest in Cali in 2026?
How much does the price per m² for apartments vary by neighborhood in Cali in 2026?
Median asking prices for apartments run from about COP 2 million to COP 7 million per m², or about $625 to $2,200 per m², depending on the neighborhood, building age and security.
The cheapest areas per m² are Chiminangos (about COP 2 million to COP 2.4 million), Guayaquil (COP 2.2 million) and El Recuerdo (COP 2.5 million). They are cheap for a reason: older buildings, fewer amenities and weaker security.
The most expensive are Parcelaciones Pance (about COP 7 million), Nuevo San Fernando (COP 6.5 million), Bellavista and Ciudad Jardín (COP 6.4 million each) and Santa Isabel (COP 6.1 million). Granada is cheaper than its reputation, at about COP 3.8 million, because much of its stock is older; Santa Teresita sits around COP 4.6 million.
What neighborhoods are best for first-time buyers on a budget in Cali in 2026?
For a first purchase on a budget, look at Ciudad Pacífica, El Caney and older San Fernando, with El Refugio, Tequendama and parts of Valle del Lili also worth checking.
In these areas, a realistic apartment price is about COP 180 million to COP 480 million, or $56,500 to $150,000. Ciudad Pacífica's median apartment asks about COP 240 million (Aptologia), and El Caney and Ciudad Pacífica both sit around COP 3.8 million per m² (TuLugar).
They work because tenants want to live there: transport, clinics, universities and shops are close, without the Pance or Ciudad Jardín premium.
The trade-off is older buildings with weaker amenities and a higher risk of special assessments, so the building's administration matters as much as the apartment itself.
Which neighborhoods have the fastest-rising apartment prices in Cali in 2026?
Nobody publishes a price index by neighborhood in Cali, so be careful with anyone who quotes one. The official number is citywide: new-home prices in the Cali urban area rose 7.82% between Q2 2025 and Q2 2026 (DANE), and slipped 0.18% over the latest quarter.
The pressure is where new supply and middle-class demand meet in the south: Ciudad Pacífica, Valle del Lili and Bochalema, plus the edges of Pance. Buyers there pay for newer buildings with parking, security and elevators.
With Cali inflation at 6.76% in the year to September 2026, a 7.82% rise is a real gain of only about 1%. Don't buy expecting a boom.
Is there room to negotiate on a Cali apartment right now?
Yes, more than a year ago. The median active listing in Cali has been online for 176 days (TuLugar, October 2026), new-home prices were flat over the last quarter, and mortgages around 15% a year keep many local buyers out.
No one publishes sale-versus-asking data for Cali, but on a normal resale apartment, offering 5% to 10% below the asking price is reasonable. On a listing that has sat online for six months or more, start at least 10% lower.
New builds rarely cut the list price. Negotiate the parking space, finishes or the payment schedule instead, and check the delivery date in the contract.
Before any offer, ask for the administración fee, the paz y salvo (proof of no unpaid fees) and the last two owners' meeting minutes: special assessments in older buildings are where a cheap deal stops being cheap.
What extra costs will I pay on top of the apartment price in Cali in 2026?
What are all the buyer closing costs when you buy an apartment in Cali?
On a COP 400 million apartment, the buyer's legal closing costs are about COP 8 million to COP 10 million (2% to 2.5%), or about $2,500 to $3,150. With a lawyer and title study, budget about COP 12 million (3%), or $3,750.
The main items are the Valle del Cauca registration tax of 1%, the national registration rights (1.333% above about COP 495 million, less below) and the notary fee of 0.3% plus VAT, usually split with the seller. The seller pays the 1% withholding tax and usually the broker's commission of about 3%.
The rest depends on the deal: lawyer fees, certificates, bank charges and the exchange spread if you bring money from abroad. The old 2% consumption tax on expensive homes is no longer in force.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Cali?
For a clean cash purchase, budget about 3% of the price: 2% to 2.5% in legal costs plus a lawyer and certificates.
For most foreign buyers, the realistic range is about 3% to 5%. The upper end comes with a mortgage, translations, apostilles, a power of attorney or an expensive currency transfer.
What are the ongoing monthly and yearly costs of an apartment in Cali in 2026?
What are typical HOA fees in Cali right now?
Almost every apartment building in Cali charges an administración (HOA) fee. For a standard 2-bedroom, it is roughly COP 300,000 to COP 650,000 a month, or about $94 to $205.
The range runs from about COP 180,000 a month in simple older buildings to COP 1.8 million in premium buildings with pools, gyms, elevators and 24-hour security, or about $56 to $565. These fees are rising fast: building administration costs went up 17.14% nationally in the year to September 2026 (DANE), almost three times inflation.
What utilities should I budget monthly in Cali right now?
A typical apartment in Cali uses about COP 300,000 to COP 550,000 a month in utilities, or $94 to $170.
The full range is about COP 180,000 to COP 900,000, or $56 to $280, depending on size, the number of people, the building's estrato (higher estratos pay higher tariffs) and air-conditioning.
This covers electricity, water, sewerage, gas where available, garbage collection and internet.
Electricity is the one that surprises owners in Cali: heat and air-conditioning can push the bill of a furnished rental up very quickly, especially when short-stay guests don't pay it.
How much is property tax on apartments in Cali?
A middle-market apartment in Cali typically pays roughly COP 1.2 million to COP 2.8 million a year in predial (property tax), or about $375 to $875.
Predial is based on the cadastral value, not the sale price, and the rate depends on the property's use, value and the city's tax rules. Two apartments with the same market price can get very different bills.
The wider range runs from about COP 700,000 to COP 6 million a year, or $220 to $1,900, with premium units and recently updated cadastral values at the top. Ask the seller for the last predial receipt before you sign.
What's the yearly building maintenance cost in Cali?
Set aside roughly COP 3 million to COP 6 million a year for repairs inside the apartment, or about $940 to $1,900.
The range runs from about COP 1.5 million for a small, simple apartment to COP 12 million for a premium or furnished one, or $470 to $3,750.
This covers paint, plumbing, appliances, air-conditioning service, furniture replacement and the occasional special assessment for elevators, façades, roofs or water systems.
Normal building upkeep is paid through the administración fee; repairs inside your unit and special assessments are paid on top.
How much does home insurance cost in Cali?
Home insurance for an apartment in Cali typically costs about COP 400,000 to COP 1.5 million a year, or $125 to $470.
The full range is about COP 400,000 to COP 3.5 million, or $125 to $1,100, depending on the value, contents, earthquake cover, water-damage cover and civil liability.
Insurance is optional for a cash buyer but required by the bank with a mortgage. Take earthquake cover: Cali sits in a high seismic-risk zone, and the 10 August 2026 earthquake in western Colombia was a reminder.
Our methodology
This article estimates what an apartment costs in Cali today: median prices by size, price per m², the gap between new and resale, prices by neighborhood, the all-in budget, closing costs and the monthly and yearly costs of owning.
Prices come from active listings: TuLugar medians by bedroom count and neighborhood (22 October 2026), Aptologia medians for the city and by neighborhood (October 2026) and PropFound resale comparables. We cross-checked them with Metrocuadrado and Finca Raíz. These are asking prices, not closed sales, so we rounded them and gave ranges.
Price changes come from DANE's new-home price index (IPVN, Q2 2026) and DANE consumer prices (September 2026). Mortgage figures come from Banco de la República, Superfinanciera rate data compiled by ZumoCash and Bancolombia's published terms for loans from abroad.
Closing costs come from the 2026 notary and registration tariffs of the Superintendencia de Notariado y Registro and the Valle del Cauca registration tax. Running costs (administración, utilities, predial, maintenance and insurance) come from listings, EMCALI tariffs, Cali tax rules and insurers' practice, and are estimates.
We checked these figures in October 2026. Dollar amounts use about COP 3,190 per US dollar (official TRM of 22 October 2026) and euro amounts about COP 3,580 per euro. Start-of-year comparisons use the 2025 closing rate of about COP 3,757.
Limits: listing portals change daily, some neighborhood medians rest on few listings, studios are too rare to have a reliable median, and the new-build premium has no official source. Always check the actual unit, its paperwork and its building.
Key sources used for this analysis include: TuLugar, Aptologia, PropFound, DANE IPVN Q2 2026, DANE IPC, Camacol Valle, Banco de la República, ZumoCash mortgage rates, Bancolombia, Superintendencia Financiera, Superintendencia de Notariado y Registro, Propertia Realty, Cali Observatorio Inmobiliario Catastral, Alcaldía de Cali Hacienda, EMCALI, Metrocuadrado and Finca Raíz.
