How much will you pay for an apartment in Cali today? (2026)

Last updated on June 19, 2026

As of June 2026, a normal apartment in Cali costs about COP 285 million to COP 390 million, which is roughly USD 81,000 to USD 111,000 or EUR 70,000 to EUR 96,000, but the real number depends heavily on whether you buy an older resale apartment or a new-build apartment in the south of Cali.

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We constantly update this blog post so foreign buyers can read fresh, practical numbers about apartment prices in Cali in 2026.

Cali is still cheaper than Bogotá and Medellín for apartments, but the best areas in south Cali are no longer cheap.

For a foreign buyer, the safest way to budget for Cali is to add closing costs, taxes, HOA fees, utilities and possible mortgage costs before making an offer.

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

In June 2026, the average apartment price in Cali is around COP 360 million to COP 390 million, but many realistic resale deals still sit below COP 320 million.
The most useful apartment price in Cali in 2026 is not the city average, because Pance and Ciudad Jardín can cost almost three times more per m² than older central or eastern stock.
New apartments in Cali are about 18% to 30% more expensive per m² than resale apartments, mostly because buyers pay for security, amenities, parking and newer buildings.
A foreign buyer should not look only at the sale price in Cali, because closing costs, legal checks, banking costs and FX spreads can add 4% to 7%.
For rental yield, a two-bedroom apartment in Valle del Lili, Ciudad Pacífica, El Caney or La Flora is often more practical than a luxury unit in Pance.
Studios in Cali can work for furnished rentals near Granada, San Antonio, San Fernando, El Peñón and La Flora, but only if the building rules allow short stays.
HOA fees in Cali can look low at first, but amenity-heavy buildings with pools, elevators and 24-hour security can easily pass COP 700,000 per month.
Property tax in Cali is based on cadastral value, not the sale price, so two apartments with similar market prices can receive very different predial bills.
Air-conditioning is the hidden utility cost in Cali, especially for furnished apartments used by short-stay tenants who do not control electricity usage.

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 Cali (Colombia). If you’d like to learn more about us, you can check our presentation page.

How much do apartments really cost in Cali in 2026?

What's the average and median apartment price in Cali in 2026?

As of June 2026, the estimated average apartment price in Cali is about COP 360 million to COP 390 million, or roughly USD 103,000 to USD 111,000 and EUR 89,000 to EUR 96,000, while the median apartment price in Cali is closer to COP 285 million to COP 320 million, or roughly USD 81,000 to USD 91,000 and EUR 70,000 to EUR 79,000.

That means the average apartment price per square meter in Cali in 2026 is about COP 5.6 million to COP 6.1 million, or roughly USD 1,600 to USD 1,740 and EUR 1,380 to EUR 1,510 per m², which is about COP 520,000 to COP 567,000 per sq ft, or roughly USD 149 to USD 162 and EUR 128 to EUR 140 per sq ft.

For most standard apartments in Cali in 2026, a realistic buyer range is COP 230 million to COP 650 million, or roughly USD 66,000 to USD 186,000 and EUR 57,000 to EUR 160,000, with cheaper resale apartments below that range and premium south Cali apartments above it.

Sources and methodology: we used DANE IPVN, Camacol Valle and Metrocuadrado. We updated late-2025 Cali new-build prices with DANE’s Q1 2026 apartment movement. We then checked the result against listing-market data and our own neighborhood-level estimates.

How much is a studio apartment in Cali in 2026?

As of June 2026, a typical studio apartment in Cali costs about COP 180 million to COP 260 million, or roughly USD 51,000 to USD 74,000 and EUR 44,000 to EUR 64,000.

For entry-level to mid-range studios in Cali, the realistic 2026 range is COP 150 million to COP 230 million, or roughly USD 43,000 to USD 66,000 and EUR 37,000 to EUR 57,000, while better-located or high-end studios can reach COP 280 million to COP 380 million, or roughly USD 80,000 to USD 109,000 and EUR 69,000 to EUR 94,000.

Most studio apartments in Cali are around 28 m² to 38 m², and they are most common in areas with students, clinics, offices or short-stay demand, such as Granada, San Antonio, San Fernando, El Peñón and La Flora.

Sources and methodology: we used Camacol Valle, Finca Raíz and Metrocuadrado. We treated studio listings as asking prices, not final sale prices. We adjusted the ranges with our own checks on size, building age and neighborhood quality.

How much is a one-bedroom apartment in Cali in 2026?

As of June 2026, a typical one-bedroom apartment in Cali costs about COP 240 million to COP 360 million, or roughly USD 69,000 to USD 103,000 and EUR 59,000 to EUR 89,000.

For entry-level to mid-range one-bedroom apartments in Cali, the realistic 2026 range is COP 210 million to COP 330 million, or roughly USD 60,000 to USD 94,000 and EUR 52,000 to EUR 81,000, while high-end one-bedroom apartments in Granada, El Peñón, Ciudad Jardín or Pance can reach COP 400 million to COP 520 million, or roughly USD 114,000 to USD 149,000 and EUR 99,000 to EUR 128,000.

Most one-bedroom apartments in Cali are around 42 m² to 58 m², with older resale units usually larger and new apartments often smaller but more amenity-heavy.

Sources and methodology: we used DANE IPVN, Camacol Valle studies and Metrocuadrado Cali projects. We separated new-build prices from resale prices because they behave differently in Cali. We also used our own filters for usable layouts and liquid neighborhoods.

How much is a two-bedroom apartment in Cali in 2026?

As of June 2026, a typical two-bedroom apartment in Cali costs about COP 330 million to COP 520 million, or roughly USD 94,000 to USD 149,000 and EUR 81,000 to EUR 128,000.

For entry-level to mid-range two-bedroom apartments in Cali, the realistic 2026 range is COP 280 million to COP 480 million, or roughly USD 80,000 to USD 137,000 and EUR 69,000 to EUR 119,000, while high-end two-bedroom apartments in Pance, Ciudad Jardín, Granada or El Peñón can cost COP 600 million to COP 850 million, or roughly USD 171,000 to USD 243,000 and EUR 148,000 to EUR 210,000.

By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Cali.

Sources and methodology: we used Camacol Valle, DANE and Finca Raíz. We gave extra weight to two-bedroom units because this is the most liquid segment for foreign buyers. We then checked the ranges against our own rentability model.

How much is a three-bedroom apartment in Cali in 2026?

As of June 2026, a typical three-bedroom apartment in Cali costs about COP 480 million to COP 800 million, or roughly USD 137,000 to USD 229,000 and EUR 119,000 to EUR 198,000.

For entry-level to mid-range three-bedroom apartments in Cali, the realistic 2026 range is COP 420 million to COP 750 million, or roughly USD 120,000 to USD 214,000 and EUR 104,000 to EUR 185,000, while high-end or luxury three-bedroom apartments in Pance, Ciudad Jardín, Santa Teresita or Normandía can cost COP 900 million to COP 1.4 billion, or roughly USD 257,000 to USD 400,000 and EUR 222,000 to EUR 346,000.

Most three-bedroom apartments in Cali are around 90 m² to 130 m², but older buildings can offer more space while newer buildings often charge more for amenities, parking, security and views.

Sources and methodology: we used Camacol Valle, Metrocuadrado and Cali Observatorio Inmobiliario Catastral. We adjusted large-unit prices because three-bedroom apartments vary strongly by building age. We also checked whether the unit type looked suitable for rental demand.

What's the price gap between new and resale apartments in Cali in 2026?

As of June 2026, new-build apartments in Cali are roughly 18% to 30% more expensive per m² than comparable resale apartments.

For new-build apartments in Cali in 2026, the average price is about COP 6.0 million to COP 6.5 million per m², or roughly USD 1,710 to USD 1,860 and EUR 1,480 to EUR 1,600 per m².

For resale apartments in Cali in 2026, the average price is about COP 4.6 million to COP 5.4 million per m², or roughly USD 1,310 to USD 1,540 and EUR 1,140 to EUR 1,330 per m², so resale can be the better value if the building is well managed.

Sources and methodology: we used DANE IPVN, Camacol Valle and Metrocuadrado. We used new-project evidence for the new-build side and listing-market checks for resale. We kept the premium as a range because amenities and location change the gap quickly.

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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?

As of June 2026, a foreign buyer should budget about COP 395 million to COP 420 million, or roughly USD 113,000 to USD 120,000 and EUR 98,000 to EUR 104,000, to buy a standard COP 380 million two-bedroom resale apartment in Cali after normal buyer costs.

This all-in budget usually includes the purchase price, notary fees, registration charges, legal due diligence, certificates, bank costs if there is a mortgage, valuation, insurance setup and foreign-exchange costs.

We go deeper and try to understand what costs can be avoided or minimized (and how) in our Cali property pack.

Sources and methodology: we used Superintendencia de Notariado y Registro, Superintendencia Financiera and Alcaldía de Cali Hacienda. We built a buyer-side cost stack instead of using one single fee. We then tested it against our own transaction-cost scenarios for foreign buyers.

What down payment is typical to buy in Cali in 2026?

As of June 2026, a foreign buyer in Cali should usually expect a 30% to 40% down payment, which means about COP 120 million to COP 160 million, or roughly USD 34,000 to USD 46,000 and EUR 30,000 to EUR 40,000, on a COP 400 million apartment.

The minimum down payment for a standard Colombian housing loan is often around 30%, but foreign buyers without strong Colombian credit history may face stricter bank checks.

For better mortgage terms in Cali in 2026, a 35% to 45% down payment is safer because high interest rates make lenders more cautious and monthly payments heavier.

Sources and methodology: we used Banco de la República, Superintendencia Financiera and BanRep UVR publications. We treated foreign buyers as standard non-subsidized buyers. We also checked how higher rates affect affordability in our own mortgage model.

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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?

As of June 2026, apartment prices in Cali vary from about COP 2.5 million to COP 10.5 million per m², or roughly USD 710 to USD 3,000 and EUR 620 to EUR 2,590 per m², depending on the neighborhood, building quality and security.

In the most affordable apartment areas of Cali, such as Centro, San Nicolás, Guayaquil, Meléndez, Valle Grande, Calimío and Desepaz, prices often sit around COP 2.5 million to COP 4.5 million per m², or roughly USD 710 to USD 1,290 and EUR 620 to EUR 1,110 per m².

In the most expensive apartment areas of Cali, such as Pance, Ciudad Jardín, El Peñón, Granada and Santa Teresita, prices often sit around COP 6.5 million to COP 10.5 million per m², or roughly USD 1,860 to USD 3,000 and EUR 1,600 to EUR 2,590 per m².

Sources and methodology: we used Cali Observatorio Inmobiliario Catastral, Camacol Valle and Metrocuadrado. We grouped neighborhoods by corridor because Cali prices move street by street. We also used our own filters for building quality and resale risk.

What neighborhoods are best for first-time buyers on a budget in Cali in 2026?

As of June 2026, the top budget-friendly neighborhoods for first-time apartment buyers in Cali are El Caney, La Flora older buildings and San Fernando, with El Refugio, Tequendama and selected parts of Meléndez also worth checking.

In these budget-friendly Cali neighborhoods, a realistic apartment price range is about COP 230 million to COP 480 million, or roughly USD 66,000 to USD 137,000 and EUR 57,000 to EUR 119,000, depending on size and building age.

These areas can work well because they offer real local rental demand, access to transport, clinics, universities, shops and middle-class tenants, without the premium of Pance or Ciudad Jardín.

The main trade-off is that older buildings in Cali can have higher maintenance risk, weaker amenities or special assessment costs, so the building administration matters as much as the apartment itself.

Sources and methodology: we used Cali cadastral data, Camacol Valle and Finca Raíz. We looked for areas with enough listings and real tenant demand. We then excluded cheap areas where resale or security risk looked too high for amateur buyers.

Which neighborhoods have the fastest-rising apartment prices in Cali in 2026?

As of June 2026, the fastest-rising apartment areas in Cali are likely Ciudad Pacífica, Valle del Lili and Bochalema, with Pance fringe, La Flora and selected Granada or San Antonio micro-locations also showing strong pressure.

In these fast-appreciating Cali areas, a reasonable 2026 year-over-year increase estimate is about 8% to 13%, with new-build pockets sometimes moving faster than older resale stock.

The main driver is the mix of new housing supply, southward middle-class demand, better amenities, short-rental interest and buyers looking for safer buildings with parking, security and elevators.

Sources and methodology: we used DANE IPVN, Camacol Valle and Cali Observatorio Inmobiliario Catastral. We used citywide price growth as the anchor, then adjusted by corridor. We also compared new-project pressure with our own listing-market checks.

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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?

For a typical COP 400 million apartment purchase in Cali in 2026, buyer closing costs are usually about COP 16 million to COP 28 million, or roughly USD 4,600 to USD 8,000 and EUR 4,000 to EUR 6,900.

The main buyer closing costs in Cali are notary fees, registration charges, certificates, legal due diligence, valuation costs, mortgage setup costs, insurance setup and foreign-banking or FX costs.

The largest buyer cost is usually the registration and departmental charge, although legal due diligence and foreign-banking costs can become meaningful for a foreign buyer.

Some costs vary by deal, because legal fees, bank charges, FX spreads and the negotiated deed value can change the final amount, but registry and notary charges follow official rules.

Sources and methodology: we used Superintendencia de Notariado y Registro, Superintendencia Financiera and Alcaldía de Cali Hacienda. We estimated buyer costs line by line, not as a vague percentage. We then added foreign-buyer costs that local calculators often ignore.

On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Cali?

For an apartment in Cali in 2026, buyers should usually budget about 4.0% to 5.5% of the purchase price for a clean cash purchase.

For most standard foreign-buyer transactions in Cali, the realistic low-to-high closing-cost range is about 3.5% to 7.0%, with the upper end more likely when there is a mortgage, legal translation, apostilles or complex bank paperwork.

We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Cali.

Sources and methodology: we used SNR 2026 tariff updates, Superintendencia Financiera and Cali Hacienda. We converted official charge structures into simple buyer ranges. We also used our own transaction model to make the estimate readable for foreigners.

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What are the ongoing monthly and yearly costs of an apartment in Cali in 2026?

What are typical HOA fees in Cali right now?

In June 2026, HOA fees are common in Cali apartment buildings, and a typical monthly HOA fee is about COP 300,000 to COP 650,000, or roughly USD 86 to USD 186 and EUR 74 to EUR 160, for a standard two-bedroom apartment.

The realistic HOA range in Cali runs from about COP 180,000 per month in simple older buildings to COP 1.8 million per month in premium buildings with pools, gyms, gardens, elevators and 24-hour security, or roughly USD 51 to USD 514 and EUR 44 to EUR 444.

Sources and methodology: we used Camacol Valle, Metrocuadrado and Finca Raíz. We checked visible administration fees in comparable apartment listings. We then adjusted the estimate by size, amenities and building age.

What utilities should I budget monthly in Cali right now?

In June 2026, a typical apartment owner or tenant in Cali should budget about COP 300,000 to COP 550,000 per month for utilities, or roughly USD 86 to USD 157 and EUR 74 to EUR 136.

The realistic monthly utility range in Cali is about COP 180,000 to COP 900,000, or roughly USD 51 to USD 257 and EUR 44 to EUR 222, depending on apartment size, number of people and air-conditioning usage.

This usual Cali utility budget includes electricity, water, sewerage, gas where available, garbage collection, internet and sometimes building-level services charged through the HOA.

Electricity is often the utility that can surprise apartment owners in Cali, because hot weather and air-conditioning can push a furnished rental bill up very quickly.

Sources and methodology: we used EMCALI tariffs, CRA and DANE inflation data. We used local tariff logic for water and sewerage, then added normal household consumption. We also adjusted for Cali’s heat and air-conditioning risk.

How much is property tax on apartments in Cali?

In June 2026, a typical apartment in Cali may pay about COP 1.2 million to COP 2.8 million per year in property tax, or roughly USD 340 to USD 800 and EUR 300 to EUR 690, for a middle-market apartment.

Property tax in Cali is calculated mainly on the cadastral value of the apartment, not the market sale price, and the final rate depends on the property type, cadastral value and local tax rules.

A realistic annual predial range for Cali apartments is about COP 700,000 to COP 6 million, or roughly USD 200 to USD 1,710 and EUR 170 to EUR 1,480, with premium or recently updated cadastral values paying more.

Sources and methodology: we used Alcaldía de Cali Hacienda, Cali Observatorio Inmobiliario Catastral and Concejo de Cali tax rules. We used cadastral value logic, not sale-price logic. We kept the estimate conservative because exact bills depend on each property record.

What's the yearly building maintenance cost in Cali?

In June 2026, a typical apartment owner in Cali should reserve about COP 3 million to COP 6 million per year for building-related and unit-related maintenance, or roughly USD 860 to USD 1,710 and EUR 740 to EUR 1,480.

The realistic yearly maintenance range in Cali is about COP 1.5 million for a small simple apartment to COP 12 million for a premium or furnished apartment, or roughly USD 430 to USD 3,430 and EUR 370 to EUR 2,960.

These costs usually cover small repairs, paint, plumbing, appliance repair, air-conditioning service, furniture replacement and occasional special assessments for elevators, façades, roofs or water systems.

In Cali apartment buildings, normal building maintenance is usually included in the HOA fee, but private unit repairs and special assessments can still be paid separately by the owner.

Sources and methodology: we used Metrocuadrado, Finca Raíz and Camacol Valle. We separated recurring HOA from owner-level repair reserves. We also added a larger reserve for older buildings and furnished rentals.

How much does home insurance cost in Cali?

In June 2026, a typical annual home insurance cost for an apartment in Cali is about COP 400,000 to COP 1.5 million, or roughly USD 110 to USD 430 and EUR 100 to EUR 370.

The realistic annual range is about COP 400,000 to COP 3.5 million, or roughly USD 110 to USD 1,000 and EUR 100 to EUR 860, depending on property value, contents, earthquake cover, water-damage cover and civil-liability cover.

Home insurance is usually optional for a cash buyer in Cali, but it is normally required by the bank when the apartment is financed with a mortgage.

Sources and methodology: we used Superintendencia Financiera, Banco de la República and Colombian bank insurance practices. We treated insurance as a risk-management cost, not just a bank formality. We also added earthquake cover because Cali is in a relevant seismic zone.

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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 IPVN	DANE is Colombia’s official statistics agency.	We used DANE to anchor 2026 new-apartment price inflation in Colombia. We applied the Q1 2026 apartment movement to update Cali price estimates.
Camacol Valle / Coordenada Urbana	Camacol uses project-level new-housing market data.	We used it for Cali new-build supply, price per m², average unit size and short-rental evidence. We treated it as the strongest new-apartment source.
Camacol Valle economic studies	It tracks housing supply and demand in Cali’s area of influence.	We used it to understand the broader housing pipeline in Cali. We also used it to separate new-build dynamics from resale-market behavior.
Banco de la República policy rate	BanRep is Colombia’s central bank.	We used it to explain why mortgage affordability remains difficult in 2026. We connected the policy-rate environment to buyer cash needs.
Banco de la República UVR	BanRep publishes official UVR values.	We used it to explain indexed mortgage risk in Colombia. We also cross-checked it against inflation and rate conditions.
Superintendencia Financiera de Colombia	It supervises Colombian banks and financial institutions.	We used it for mortgage-rate and lender-context checks. We supplemented it with bank-market evidence where official pages are hard to quote directly.
Cali Observatorio Inmobiliario Catastral	It is Cali’s official cadastral market observatory.	We used it to validate that property values vary strongly by area and land-use pattern. We used it as a public-sector check against listing data.
Alcaldía de Cali Hacienda	The municipality manages Cali property tax.	We used it to estimate yearly predial ranges for apartments in Cali. We connected the estimate to cadastral value rather than market price.
Concejo de Cali tax rules	It is a local legal source for Cali taxes.	We used it for predial and local-tax structure. We kept the estimate conservative because exact bills depend on each property record.
EMCALI tariffs	EMCALI is Cali’s local public utility provider.	We used it to estimate monthly water and sewerage costs. We added normal household usage and inflation context to form practical utility ranges.
CRA water-tariff regulation	CRA regulates water and sanitation tariffs in Colombia.	We used it to understand why utility bills can rise in 2026. We did not use it to replace EMCALI’s local tariff evidence.
Superintendencia de Notariado y Registro	It regulates notaries and public-registration services.	We used it for notary and registration cost structure. We converted buyer-side charges into simple all-in closing-cost estimates.
SNR 2026 registration tariff update	It gives current official registration-tariff context.	We used it to confirm 2026 registration-cost direction. We included these costs in the buyer closing-cost range.
Metrocuadrado Cali listings	It shows live asking prices for Colombian housing.	We used it only as a market cross-check for new-project asking prices. We did not treat asking prices as final transaction prices.
Finca Raíz listings	It is a large Colombian property portal.	We used it to check resale and rental-market signals in Cali. We filtered out extreme listings that looked overpriced or hard to compare.
USD/COP exchange-rate history	It provides a clear exchange-rate reference for 2026.	We used it to convert Colombian pesos into approximate US dollars. We rounded the conversions so readers can understand the budget quickly.
EUR/COP exchange-rate history	It provides a clear euro-peso conversion reference.	We used it to convert Colombian pesos into approximate euros. We rounded all euro values because currency rates move daily.