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In this article, we look at the current housing prices in Cali and where they are heading, covering everything from recent trends to long-term forecasts across all common residential property types.
We constantly update this blog post to make sure you always have the freshest data available.
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.
What are the current property price trends in Cali as of 2026?
What is the average house price in Cali as of 2026?
As of early 2026, the estimated average residential property price in Cali is around COP 520 million (roughly USD 130,000 or EUR 120,000), though most everyday transactions happen below that level since a handful of high-end homes in the southern zones pull the average up.
On a per-square-meter basis, Cali properties sell for around COP 4.2 million per m2 (about USD 1,050 or EUR 960), with apartments typically running higher at around COP 4.8 million per m2 and houses and townhouses closer to COP 3.3 million per m2.
If you want a more practical range, roughly 80% of residential purchases in Cali in early 2026 fall between COP 200 million and COP 900 million (around USD 50,000 to USD 225,000, or EUR 46,000 to EUR 207,000), which covers everything from a compact VIS apartment to a solid family home in a good conjunto.
How much have property prices increased in Cali over the past 12 months?
Over the 12 months from early 2025 to early 2026, residential property prices in Cali rose by roughly 6% to 8% in nominal terms (meaning the sticker price), which translates to a real gain of about 1% to 3% once you account for inflation.
That said, gains were not uniform across the board: newer apartments in well-connected southern neighborhoods saw the upper end of that range, while older homes needing renovation or sitting in car-dependent areas came in closer to the lower end or even flat in real terms.
The single biggest factor behind this movement in Cali in 2025 was the tension between sticky mortgage rates keeping some buyers on the sidelines and a slow pipeline of new supply that kept inventory tight enough to support prices anyway.
Which neighborhoods have the fastest rising property prices in Cali as of 2026?
As of early 2026, the neighborhoods consistently showing the fastest price growth in Cali are Valle del Lili and Bochalema in the south growth corridor, and San Antonio in the lifestyle-driven central-west zone.
Valle del Lili and Bochalema are tracking annual price growth closer to the upper end of the city range at around 8% to 10% nominal, while San Antonio, El Penon, and Santa Teresita are seeing similar appreciation driven by a completely different dynamic: very limited new supply and strong lifestyle demand.
What these neighborhoods share is that buyers consistently come back to them because they offer either improving services and family amenities (south corridor) or that hard-to-replicate combination of walkability, character, and scarcity (central-west), and in a market like Cali, those qualities are rare enough to command a premium.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Cali.
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Which property types are increasing faster in value in Cali as of 2026?
As of early 2026, the clear ranking in Cali by value appreciation is: mid-market apartments and condo-style units at the top, followed by townhouses in conjuntos (gated communities), then renovated character homes in scarce areas, with large standalone houses at the bottom of the appreciation ladder.
Well-located mid-market apartments in Cali are gaining around 7% to 10% per year in nominal terms, largely because they are the most liquid property type in the city: easiest to finance, easiest to rent out, and easiest to resell when the time comes.
The core reason apartments are outperforming in Cali right now is simple: when mortgage rates are high, buyers gravitate toward properties they can actually get financed, and in Cali the apartment market has far more buyers at any given price point than the house market does.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
What is driving property prices up or down in Cali as of 2026?
As of early 2026, the three main forces shaping property prices in Cali are mortgage affordability (high rates limiting how much buyers can borrow), local housing subsidy programs that keep the entry-level market moving, and a tight supply pipeline resulting from fewer project launches in the previous downcycle.
Of these, the supply constraint is probably the strongest upward pressure right now: when fewer apartments and homes come to market, sellers simply have less competition, and that scarcity shows up in prices holding steady or rising even when demand is not at its peak.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Cali here.
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What is the property price forecast for Cali in 2026?
How much are property prices expected to increase in Cali in 2026?
As of early 2026, residential property prices in Cali are expected to grow by roughly 6% to 9% in nominal terms over the year, which would translate to a real gain of around 1% to 4% if inflation continues to cool toward the mid-single digits as the central bank projects.
Across different research teams and market reports, forecasts for Cali in 2026 range from a cautious low of around 5% nominal (if rates stay restrictive longer than expected) to an optimistic high of around 10% (if rate cuts come earlier and demand accelerates).
Most forecasters are basing their projections on one core assumption: that Colombia's central bank will gradually ease monetary policy through 2026, slowly bringing mortgage rates down and releasing pent-up demand that has been sitting on the sidelines since 2023.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Cali.
Which neighborhoods will see the highest price growth in Cali in 2026?
As of early 2026, the neighborhoods best positioned for above-average price growth in Cali through the rest of the year are Valle del Lili, Bochalema, and La Hacienda in the south, along with San Antonio and El Penon in the central-west lifestyle corridor.
These neighborhoods are tracking projected gains of around 8% to 11% nominal in 2026, comfortably ahead of the city average, mainly because demand depth and low available inventory create a structural advantage that is hard to overcome even in a tough credit environment.
The primary catalyst for the south corridor neighborhoods is a combination of improving services, strong family demand, and the growing option value tied to the Tren de Cercanias del Valle project, which if it progresses on schedule would dramatically improve connectivity toward Jamundi and the southern metro area.
One neighborhood that could genuinely surprise on the upside in 2026 is Ciudad Melendes, which is still priced below its southern neighbors but is rapidly filling in with new services and transport links that are making it attractive to buyers priced out of Valle del Lili.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cali.
What property types will appreciate the most in Cali in 2026?
As of early 2026, mid-market apartments in well-connected Cali neighborhoods are expected to appreciate the most in 2026, followed closely by townhouses in secure conjuntos that meet the family checklist at a more accessible price point than luxury standalone homes.
Mid-market apartments in Cali in 2026 are projected to gain around 7% to 10% nominally, outperforming the broader market primarily because they remain the most financeable and liquid product in a city where credit conditions are still somewhat restrictive.
The main demand trend driving apartment appreciation in Cali right now is that a large pool of buyers who wanted to buy two or three years ago but held off because of high rates are now beginning to re-enter the market, and when they do, they gravitate toward apartments because those are the properties banks are most willing to lend on.
On the other hand, large standalone houses in peripheral Cali locations without strong infrastructure or services are likely to underperform the city average in 2026, mainly because the pool of buyers who can afford them is smaller and the financing hurdles are higher.
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How will interest rates affect property prices in Cali in 2026?
As of early 2026, high mortgage rates in Cali are acting as a brake on price acceleration rather than causing prices to fall: what we see in practice is slower growth and more negotiation room, not a crash.
Colombia's benchmark interest rate from Banco de la Republica is still in restrictive territory entering 2026, which means typical mortgage rates for Cali buyers are sitting in the range of 14% to 17% per year in peso terms, though most forecasters expect a gradual easing through the second half of 2026.
A 1 percentage point drop in mortgage rates in Cali typically allows a household to borrow around 5% to 8% more for the same monthly payment, which feeds directly into willingness to pay for apartments and conjuntos since those are the properties most people finance rather than buy outright.
You can also read our latest update about mortgage and interest rates in Colombia.
What are the biggest risks for property prices in Cali in 2026?
As of early 2026, the three most realistic risks to property prices in Cali are: mortgage rates staying restrictive longer than expected and keeping buyers sidelined, a re-acceleration of inflation that forces Banco de la Republica to maintain a tight stance, and localized oversupply pockets where too many similar new units are delivered at the same time in the same zone.
Of these, the highest-probability risk is that the rate relief cycle arrives later or more slowly than forecasters expect, since the central bank has been very deliberate about not cutting before inflation is clearly anchored, which would keep the affordability squeeze in place for most of 2026.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Cali.
Is it a good time to buy a rental property in Cali in 2026?
As of early 2026, buying a rental property in Cali makes sense for most non-professional investors if the focus is on steady cashflow rather than short-term price flipping, with gross rental yields of around 6% to 8% per year achievable on well-chosen apartments and conjunto townhouses.
The strongest argument for buying now is that rental demand in Cali is genuinely tight: supply constraints and still-high mortgage rates mean that many households who want to own simply cannot yet, and they need to rent, which keeps vacancy low and gives landlords pricing power when renewing contracts.
The strongest argument for waiting is that if Banco de la Republica does begin cutting rates meaningfully in the second half of 2026, a wave of demand could re-enter the purchase market, and properties might be available at slightly more negotiable prices before that happens.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Cali (Colombia).
You'll also find a dedicated document about this specific question in our pack about real estate in Cali.
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Where will property prices be in 5 years in Cali?
What is the 5-year property price forecast for Cali as of 2026?
As of early 2026, residential properties in Cali are expected to grow by roughly 35% to 45% in cumulative nominal terms from 2026 to 2031, which in real (after-inflation) terms would represent a more modest but still meaningful gain of around 8% to 18% over the full five years.
Forecasts range from a conservative scenario (around 25% cumulative nominal growth, if macro headwinds persist and supply catches up fast) to an optimistic one (around 55%, if rate relief arrives earlier and infrastructure projects like the Tren de Cercanias unlock new demand).
On an annualized basis, the central scenario works out to around 6% to 8% per year in nominal appreciation, which means Cali housing in the base case compounds at a pace close to expected inflation plus a modest real premium.
What most 5-year forecasters in Colombia rely on is the assumption that over time, housing tends to track income growth and inflation, with pockets of the market adding a scarcity premium on top, and Cali has enough of those pockets to justify a slight outperformance versus the national average.
Which areas in Cali will have the best price growth over the next 5 years?
Over the next five years, the three areas of Cali with the best price growth setup are the south growth corridor (Valle del Lili, Bochalema, La Hacienda), the lifestyle central-west pocket (San Antonio, El Penon, Santa Teresita), and the established north amenity hubs around Chipichape and Granada.
For the south corridor specifically, cumulative nominal growth over five years could reach 40% to 55%, outpacing the city average, primarily because this zone combines deep family demand with improving infrastructure and a constrained land supply that limits how much new competition can enter.
This is consistent with the shorter-term forecast: the same neighborhoods that lead in 2026 are likely to lead over five years, because the structural drivers (scarcity, demand depth, infrastructure) do not flip quickly, they compound.
The most interesting undervalued area for 5-year outperformance potential is Ciudad Melendes, which is priced meaningfully below its immediate southern neighbors today but is rapidly gaining the services and transit links that historically precede a pricing step-change in Cali neighborhoods.
What property type will give the best return in Cali over 5 years as of 2026?
As of early 2026, a mid-market apartment in a liquid Cali neighborhood offers the best expected total return over 5 years, combining steady rental income with price appreciation in a package that remains financeable and resellable across different market conditions.
Over five years, a well-chosen mid-market apartment in Cali could generate a total return (price appreciation plus net rental income) of roughly 50% to 65% in nominal terms, assuming gross yields around 6% to 7% per year and moderate capital appreciation in line with the city outlook.
The structural trend in Cali that favors apartments over the next five years is demographic: a growing young adult population forming households, combined with aging homeowners downsizing into smaller, well-located units, means apartment demand has two separate engines running at the same time.
For investors who want a slightly lower-risk profile with still-attractive returns, a townhouse in a well-established conjunto offers the best balance: it captures family rental demand, has strong resale liquidity, and is less exposed to new supply shocks than the apartment segment.
How will new infrastructure projects affect property prices in Cali over 5 years?
The three infrastructure projects most likely to influence Cali property prices over the next five years are the Tren de Cercanias del Valle (connecting Cali toward Jamundi), continued road and urban mobility upgrades in the south corridor, and ongoing urban renewal investments in the central-west heritage districts.
In Colombian cities where transit projects have been completed, properties near major stations and transit corridors have historically seen price premiums of around 10% to 20% versus comparable properties farther away, and Cali's south corridor is the most likely candidate to capture that kind of uplift if the Tren de Cercanias advances on schedule.
The neighborhoods best positioned to benefit from these infrastructure investments are Valle del Lili, Bochalema, and Ciudad Melendes along the south corridor, plus the revitalized zones around San Antonio and El Penon in the central-west, where urban improvements are already making themselves felt in both foot traffic and buyer interest.
How will population growth and other factors impact property values in Cali in 5 years?
Cali's population is expected to grow modestly but steadily over the next five years according to DANE projections, and even at a modest pace, continued household formation puts structural upward pressure on property prices in a city where new supply is slow to respond to demand.
The demographic shift with the strongest impact on Cali's property market through 2031 is the growing share of young adults (25 to 40 years old) forming their first households, which translates directly into sustained demand for mid-market apartments and smaller conjunto townhouses in well-serviced neighborhoods.
On the migration side, Cali continues to receive internal migrants from Pacific region departments seeking economic opportunities, while the city also benefits from Venezuelan migration, and both flows reinforce rental demand and indirectly support purchase prices by keeping vacancy low and rental yields healthy.
The property types and areas that will benefit most from these demographic trends are 2-bedroom and 3-bedroom apartments in the south corridor and established north hubs, as well as family-sized townhouses in well-connected conjuntos that attract the household-formation segment specifically.
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 is the 10 year property price outlook in Cali?
What is the 10-year property price prediction for Cali as of 2026?
As of early 2026, Cali residential properties are expected to grow by roughly 65% to 95% in cumulative nominal terms from 2026 to 2036, which in real (after-inflation) terms would represent a gain of around 10% to 25% over the full decade.
Depending on how Colombia's macro story unfolds, 10-year forecasts range from a conservative scenario (around 50% cumulative nominal, if chronic macro instability dampens real income growth) to an optimistic one (around 110% cumulative nominal, if institutional improvements, rate normalization, and infrastructure delivery all come through).
On an annualized basis, the central case works out to roughly 5% to 7% per year in nominal appreciation, a range consistent with Colombia's long-run inflation target plus the modest real premium that well-located Cali properties tend to earn.
The biggest uncertainty over a 10-year horizon is not any single economic variable but rather the broader question of Colombia's institutional and fiscal stability, because over that long a period, a shift in confidence in the country's macroeconomic framework could either dramatically accelerate or suppress real estate returns in a city like Cali.
What long-term economic factors will shape property prices in Cali?
The three long-term economic factors that will most shape Cali property prices over the next decade are inflation credibility and rate normalization (macro stability enables housing finance), local job creation and income growth (household buying power drives demand), and construction responsiveness (whether Cali can add supply where people actually want to live).
The single factor with the most positive long-run impact on Cali property values would be a sustained improvement in local employment and income formalization, because a growing, better-paid middle class creates both the demand and the financing base for a healthy, broad housing market that lifts prices across all segments.
On the downside, the single greatest structural risk over 10 years is Cali's historical sensitivity to neighborhood-level safety and quality of life: in a city where specific micro-locations have seen sharp swings tied to security perceptions, any deterioration in that area can quickly deflate premiums that took years to build.
You'll also find a much more detailed analysis in our pack about real estate in Cali.
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 it is authoritative | How we used it |
|---|---|---|
| DANE - Indice de Precios de la Vivienda Nueva (IPVN) | Colombia's official statistics agency publishes the country's standard new-home price index. | We used it to anchor official price growth for new apartments and houses in Cali. We also used its apartment versus house split to explain which property types are leading appreciation. |
| Banco de la Republica - IPVU (definition) | The central bank's glossary defines clearly what the used-home price index measures and covers. | We used it to define the backbone for used-housing price trends across Cali. We also used it to keep our analysis consistent with how Colombia's central bank officially tracks housing. |
| Banco de la Republica - IPVU (data series) | The central bank's public data portal includes methodology notes and downloadable historical series. | We used it to triangulate the direction and pace of used-home prices versus new-home prices in Cali. We also used its description of appraisal-based underlying data to assess reliability. |
| Banco de la Republica - Informe de Politica Monetaria (July 2025) | The central bank's flagship macro forecast document sets the official outlook for inflation, growth, and rates. | We used it to ground our 2026 assumptions for inflation, growth, and mortgage rates in Cali. We also used it to explain why housing demand may strengthen or cool depending on the policy path. |
| Superintendencia Financiera de Colombia | Colombia's financial regulator publishes standardized, system-wide credit indicators including mortgage rates. | We used it to frame the mortgage rate environment in Cali based on real system-wide data rather than marketing rates. We also used it to explain how credit conditions are affecting housing demand in 2026. |
| BBVA Research - Situacion Inmobiliaria Colombia 2025 | A major research desk whose report cites DANE, BanRep, and La Galeria Inmobiliaria as primary data sources. | We used it to compare Cali's recent market momentum versus other Colombian cities and versus inflation. We also used it to support the story on supply constraints and rental dynamics. |
| Alcaldia de Cali - Observatorio Inmobiliario | The city government's own cadastral and market observatory focused specifically on Cali's real estate landscape. | We used it to ground neighborhood and zone-level discussion in Cali-specific data rather than Bogota-centric national reports. We also used it to validate which submarkets are genuinely active versus dormant. |
| Camacol Valle - Informe de Gestion 2024 | The Valle del Cauca construction chamber is the closest source to the local project pipeline and supply data. | We used it to understand the supply-side cycle in Cali and Valle del Cauca, including reactivation efforts and subsidy scale. We also used it to connect housing price trends to local construction cycles. |
| DANE - Proyecciones de Poblacion | Colombia's official demographic baseline used by urban planners and researchers nationwide. | We used it to explain housing demand fundamentals over 5 to 10 years, including household formation and aging trends. We also used it to keep the long-term forecast grounded in real demographic drivers. |
| Ministerio de Transporte - Tren de Cercanias del Valle | The national ministry publishes official project details and timelines for the Cali to Jamundi commuter rail project. | We used it to support the infrastructure-led neighborhood narrative for Cali's south corridor. We also treated it as a scenario rather than a guarantee, since infrastructure projects in Colombia frequently face timeline shifts. |
| IMF - Colombia Country Page | The IMF provides standardized cross-country forecasts used widely by researchers and institutional investors. | We used it to triangulate 2026 and long-run macro conditions as a second opinion beyond Colombia's own central bank. We also used it for 10-year scenario framing tied to inflation convergence and growth normalization. |
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If you want to go deeper, you can read the following:
- Is now a good time to invest in property in Cali (Colombia)?