Authored by the expert who managed and guided the team behind the Colombia Property Pack
Everything you need to know before buying real estate is included in our Colombia Property Pack
Cali is one of the most dynamic real estate markets in Colombia, and understanding where prices are heading can make a real difference in your investment decisions.
This article breaks down the current property price trends in Cali, gives you our forecasts for 2026 and beyond, and explains everything in plain language so you can make informed choices.
We constantly update this blog post with fresh data to keep you ahead of the market.
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
- Apartments in Cali command higher prices per square meter (around COP 4.8 million) than houses (around COP 3.3 million), but houses often have higher total prices because they offer more space.
- The south corridor neighborhoods like Valle del Lili and Bochalema are seeing some of the fastest price growth in Cali due to new infrastructure, better services, and strong family demand.
- Property prices in Cali increased by roughly 6% to 8% in nominal terms over the past 12 months, which translates to about 1% to 3% real growth after accounting for inflation.
- Mid-market apartments are expected to outperform other property types in Cali in 2026 because they are easier to finance, rent out, and resell in the current high-rate environment.
- The planned Tren de Cercanias del Valle railway connecting Cali to Jamundi could significantly boost property values in station-adjacent neighborhoods over the next five years.
- Premium neighborhoods like Ciudad Jardin and Pance in Cali may feel overpriced because their trophy pricing leaves little margin for error if luxury demand softens.
- Gross rental yields of 6% to 8% per year are achievable in Cali for well-located apartments, making it a reasonable time to buy for cashflow-focused investors.
- Over a 10-year horizon, Cali property prices are expected to grow at about 5% to 7% per year nominally, roughly tracking inflation plus modest income growth.
What are the current property price trends in Cali (Colombia) as of 2026?
What is the average house price in Cali (Colombia) as of 2026?
As of early 2026, the average property price in Cali (Colombia) sits at approximately COP 520 million, which is around USD 125,000 or EUR 115,000, though this figure is pulled upward by luxury homes in the city's southern neighborhoods.
When you look at price per square meter, properties in Cali average about COP 4.2 million per square meter (roughly USD 1,000 or EUR 920 per square meter), with apartments typically costing more per square meter than houses because of their premium locations and shared amenities.
If you want to know what most buyers actually pay, roughly 80% of property purchases in Cali fall between COP 200 million and COP 900 million, which translates to approximately USD 48,000 to USD 215,000, or EUR 44,000 to EUR 198,000.
How much have property prices increased in Cali (Colombia) over the past 12 months?
Property prices in Cali (Colombia) increased by an estimated 6% to 8% in nominal terms over the past 12 months, which means sticker prices went up noticeably compared to early 2025.
That said, when you account for inflation running in the mid-single digits, the real price increase was more modest at around 1% to 3%, and newer apartments in well-connected areas held up better than older homes needing renovation.
The single most important factor driving this price movement in Cali was the combination of constrained new supply and steady demand from local families, especially in neighborhoods with good services and security.
Which neighborhoods have the fastest rising property prices in Cali (Colombia) as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Cali (Colombia) are Valle del Lili, Ciudad Jardin, and San Antonio, each benefiting from different demand drivers but all showing strong buyer interest.
Valle del Lili is seeing annual price growth of approximately 9% to 11%, Ciudad Jardin around 8% to 10%, and San Antonio roughly 7% to 9%, all outpacing the citywide average.
The main demand driver behind these fast-growing neighborhoods is a combination of limited available stock and strong lifestyle appeal, whether that means family-friendly infrastructure in the south or walkable heritage charm in the central-west areas.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Cali (Colombia).
We have made this infographic to give you a quick and clear snapshot of the property market in Colombia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Cali (Colombia) as of 2026?
As of early 2026, the ranking of property types by value appreciation in Cali (Colombia) places apartments at the top, followed by townhouses in gated communities (conjuntos), and then standalone houses trailing behind.
Apartments in Cali are appreciating at approximately 7% to 9% per year, outperforming other property types by a meaningful margin.
The main reason apartments are outperforming in Cali is that they are easier to finance with a mortgage, more liquid when it comes time to sell, and attract a deeper pool of both buyers and renters.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- 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)?
What is driving property prices up or down in Cali (Colombia) as of 2026?
As of early 2026, the top three factors driving property prices in Cali (Colombia) are mortgage rate expectations (any stabilization brings buyers back), local housing subsidies like the Casa Mia program supporting entry-level demand, and constrained new supply from reduced construction activity in recent years.
Among these, the factor with the strongest upward pressure on Cali property prices is the tightening of available inventory, because fewer project launches during the downcycle mean less supply hitting the market just as demand recovers.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Cali (Colombia) here.
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What is the property price forecast for Cali (Colombia) in 2026?
How much are property prices expected to increase in Cali (Colombia) in 2026?
As of early 2026, property prices in Cali (Colombia) are expected to increase by approximately 6% to 9% in nominal terms over the course of the year.
Different analysts have varying views, with conservative estimates around 5% to 6% growth and more optimistic forecasts reaching 9% to 10%, depending on assumptions about interest rate cuts and economic recovery.
The main assumption underlying most of these price increase forecasts for Cali is that inflation will continue cooling toward mid-single digits, allowing the central bank to eventually ease rates and improve affordability for buyers.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Cali (Colombia).
Which neighborhoods will see the highest price growth in Cali (Colombia) in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Cali (Colombia) include Valle del Lili, Bochalema, and Ciudad Jardin in the south, along with San Antonio and El Penon in the central-west area.
These top neighborhoods are projected to see price growth of 8% to 12% over the year, outperforming the citywide average by several percentage points.
The primary catalyst driving expected growth in these Cali neighborhoods is the combination of limited housing stock, strong family and lifestyle demand, and improving infrastructure and services in the south corridor.
One emerging neighborhood in Cali that could surprise with higher-than-expected growth is Ciudad Melendez, which benefits from the southern growth corridor dynamics but still has more affordable entry points than its neighbors.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cali (Colombia).
What property types will appreciate the most in Cali (Colombia) in 2026?
As of early 2026, mid-market apartments are expected to appreciate the most in Cali (Colombia), followed by townhouses in gated communities, with standalone houses likely to lag behind.
Mid-market apartments in Cali are projected to appreciate by approximately 7% to 10% over the year, especially those with good layouts, parking, and proximity to services.
The main demand trend driving apartment appreciation in Cali is affordability pressure, because when mortgage rates are high, buyers gravitate toward property types that are easier to finance and have more liquid resale markets.
On the other hand, large standalone houses in car-dependent areas are expected to underperform in Cali because they require bigger down payments, are harder to rent out, and appeal to a narrower pool of buyers.
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.
How will interest rates affect property prices in Cali (Colombia) in 2026?
As of early 2026, interest rates in Colombia remain elevated, which is keeping a lid on price growth in Cali by limiting how much buyers can borrow and compressing affordability across the market.
The current benchmark policy rate from Banco de la Republica sits in restrictive territory, and mortgage rates for homebuyers are expected to stay high through at least the first half of 2026 before any meaningful cuts materialize.
As a general rule in Cali, a 1% change in mortgage rates can shift monthly payments by roughly 10% to 12%, which directly affects how much property buyers can afford and puts upward or downward pressure on prices accordingly.
You can also read our latest update about mortgage and interest rates in Colombia.
What are the biggest risks for property prices in Cali (Colombia) in 2026?
As of early 2026, the three biggest risks for property prices in Cali (Colombia) are interest rates staying restrictive longer than expected, inflation re-accelerating and forcing tighter policy, and infrastructure project delays that reduce the "option value" priced into certain neighborhoods.
Among these, the risk with the highest probability of materializing in Cali is prolonged high interest rates, because the central bank has clearly prioritized bringing inflation back to target even if that means slower economic growth.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Cali (Colombia).
Is it a good time to buy a rental property in Cali (Colombia) in 2026?
As of early 2026, it is a reasonable time to buy a rental property in Cali (Colombia) if you are focused on generating cashflow rather than betting on quick price appreciation, because rental demand remains solid and yields are attractive.
The strongest argument in favor of buying now in Cali is that gross rental yields of 6% to 8% are achievable in well-located apartments, and supply constraints mean vacancy risk is relatively low in popular neighborhoods.
However, the strongest argument for waiting is that mortgage rates remain high, so your financing costs eat into returns, and if rates drop later in 2026 or 2027 you could get better terms on your loan.
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 (Colombia).
Buying real estate in Cali (Colombia) can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Cali (Colombia)?
What is the 5-year property price forecast for Cali (Colombia) as of 2026?
As of early 2026, cumulative property price growth in Cali (Colombia) over the next 5 years is expected to reach approximately 35% to 45% in nominal terms, assuming inflation continues to moderate and the economy stabilizes.
The range of 5-year forecasts spans from a conservative scenario of around 25% to 30% cumulative growth (if macro headwinds persist) to an optimistic scenario of 50% or more (if rates fall faster and growth accelerates).
This translates to a projected average annual appreciation rate of roughly 6% to 8% per year over the next 5 years in Cali, which is in line with historical patterns for Colombian housing.
The key assumption most forecasters rely on for these 5-year predictions is that Colombia's inflation will gradually converge toward the central bank's target, allowing monetary policy to normalize and household purchasing power to recover.
Which areas in Cali (Colombia) will have the best price growth over the next 5 years?
The top three areas in Cali (Colombia) expected to have the best price growth over the next 5 years are the south corridor (Valle del Lili, Bochalema, La Hacienda), the scarce lifestyle pockets in central-west (San Antonio, El Penon), and established amenity hubs in the north (Chipichape, Granada, La Flora).
These top-performing areas in Cali could see cumulative 5-year price growth of 45% to 60%, significantly outpacing the citywide average due to their combination of limited supply and strong demand fundamentals.
This 5-year outlook is largely consistent with our shorter-term forecast, though infrastructure projects like the Tren de Cercanias could amplify gains in the south corridor if construction stays on schedule.
One currently undervalued area in Cali with strong potential for outperformance over 5 years is Ciudad Melendez, which sits in the growth path of the south corridor but has not yet seen the same price premiums as neighboring zones.
What property type will give the best return in Cali (Colombia) over 5 years as of 2026?
As of early 2026, mid-market apartments in liquid neighborhoods are expected to give the best total return over 5 years in Cali (Colombia), combining solid appreciation with steady rental income.
The projected 5-year total return for well-located apartments in Cali is approximately 70% to 90% when you combine price appreciation of 35% to 45% with cumulative rental income (assuming gross yields around 6% to 8% annually).
The main structural trend favoring apartments over the next 5 years in Cali is the growing preference among younger households for manageable, financeable properties in areas with good services, rather than large houses that require more capital and upkeep.
For buyers seeking the best balance of return and lower risk over 5 years in Cali, townhouses in well-established conjuntos (gated communities) offer a compelling middle ground, because they provide house-like living without the liquidity challenges of standalone homes.
How will new infrastructure projects affect property prices in Cali (Colombia) over 5 years?
The top three major infrastructure projects expected to impact property prices in Cali (Colombia) over the next 5 years are the Tren de Cercanias del Valle railway connecting Cali to Jamundi, ongoing improvements to the MIO transit system, and road corridor upgrades in the southern growth areas.
Properties near completed infrastructure projects in Cali typically command a price premium of 10% to 20% compared to similar properties further away, though this premium builds gradually as projects progress from planning to completion.
The neighborhoods that will benefit most from these infrastructure developments in Cali are those along the south corridor, particularly Valle del Lili, Bochalema, Ciudad Melendez, and areas near planned Tren de Cercanias stations.
How will population growth and other factors impact property values in Cali (Colombia) in 5 years?
Cali (Colombia) is projected to see modest population growth of around 0.5% to 1% per year over the next 5 years, which combined with steady household formation should provide consistent baseline support for property values.
The demographic shift that will have the strongest influence on property demand in Cali is the aging of the population, which is increasing demand for smaller, well-located apartments as older homeowners look to downsize from larger family homes.
Migration patterns are expected to provide moderate support for Cali property values, as the city continues to attract domestic migrants from smaller Valle del Cauca towns seeking better economic opportunities and services.
The property types and areas that will benefit most from these demographic trends in Cali are mid-sized apartments in the south corridor and established northern neighborhoods, which appeal to both young professionals forming households and older residents looking to downsize.
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 (Colombia)?
What is the 10-year property price prediction for Cali (Colombia) as of 2026?
As of early 2026, cumulative property price growth in Cali (Colombia) over the next 10 years is expected to reach approximately 65% to 95% in nominal terms, which would roughly double property values at the upper end of the range.
The range of 10-year forecasts spans from a conservative scenario of around 50% to 60% cumulative growth (if Colombia faces prolonged economic headwinds) to an optimistic scenario of 100% or more (if the economy outperforms and inflation stays contained).
This translates to a projected average annual appreciation rate of roughly 5% to 7% per year over the next 10 years in Cali, which essentially means property values should keep pace with inflation plus modest real gains.
The biggest uncertainty factor in making 10-year property price predictions for Cali is the path of inflation and whether Colombia can sustain macroeconomic stability, because housing values are closely tied to household purchasing power over long horizons.
What long-term economic factors will shape property prices in Cali (Colombia)?
The top three long-term economic factors that will shape property prices in Cali (Colombia) over the next decade are inflation credibility and interest rate cycles, local job creation and income growth, and the city's ability to add housing supply where people actually want to live.
The single long-term economic factor with the most positive impact on Cali property values will be sustained job creation and formalization of the local economy, because rising household incomes directly translate into stronger purchasing power for housing.
On the other hand, the greatest structural risk to Cali property values over the long term is persistent inflation that forces the central bank to keep rates elevated, because this erodes affordability and limits the pool of buyers who can access mortgage financing.
You'll also find a much more detailed analysis in our pack about real estate in Cali (Colombia).
Is buying a property in Cali (Colombia) a good long-term investment then?
As of early 2026, buying a property in Cali (Colombia) is likely to be a solid long-term investment for most individuals, provided you buy in a liquid neighborhood, avoid overpaying relative to rents, and choose property types with broad buyer appeal.
The strongest argument in favor of Cali property as a long-term investment is that housing in Colombia has historically compounded gradually over time, tracking inflation plus income growth, and serving as a reliable store of value for households.
However, the main caution is that property in Cali is not a "get rich quick" asset, and buyers who overpay or choose illiquid properties in weak locations may struggle to exit or may see below-average returns over even a 10-year horizon.
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 - Indice de Precios de la Vivienda Nueva (IPVN) | Colombia's official statistics agency and the standard new-home price index. | We used it to anchor official price growth for new apartments and houses. We also used its apartment versus house split to explain which property types are leading prices in Cali. |
| Banco de la Republica - IPVU Glossary | The central bank's official definition of the used-home price index. | We used it to define the backbone for used housing price trends. We also used it to keep the story consistent with how Colombia's central bank tracks housing. |
| Banco de la Republica - IPVU Data Portal | The central bank's public data portal with methodology notes. | We used it to triangulate direction and pace of used-home prices versus new-home prices. We also used its description of underlying data to explain reliability. |
| Banco de la Republica - Informe de Politica Monetaria | The central bank's flagship macro forecast document. | We used it to ground 2026 assumptions for inflation, growth, and rates. We also used it to explain why demand may strengthen or cool in Cali during 2026. |
| DANE - Indice de Precios al Consumidor (IPC) | The official inflation series used for contracts and rents. | We used it to convert nominal price growth into real (after inflation) terms. We also used it for rent logic because many rent adjustments are linked to CPI. |
| Superintendencia Financiera - Credit Rates | The financial regulator publishing standardized credit indicators. | We used it to frame the mortgage-rate environment across the banking system. We also used it to explain how credit conditions affect housing demand in Cali. |
| BBVA Research - Situacion Inmobiliaria Colombia 2025 | A major research desk citing DANE, BanRep, and industry sources. | We used it to compare Cali's momentum versus other cities and inflation. We also used it to support the story on supply constraints and rental dynamics. |
| Alcaldia de Cali - Observatorio Inmobiliario | The city government's cadastral and market observatory focused on Cali. | We used it to ground neighborhood and zone-level discussion specific to Cali. We also used it to avoid relying only on private portals for market insights. |
| Alcaldia de Cali - Subsidio Casa Mia | The official city housing subsidy program page. | We used it to explain demand support for entry-level and mid-market new builds. We also used it to clarify why some segments stay resilient even when rates are high. |
| Camacol Valle - Informe de Gestion 2024 | The construction chamber with close ties to the local project pipeline. | We used it to support local supply and demand context in Cali. We also used it to connect housing prices to construction cycles in the Valle region. |
| IMF - Colombia Country Page | A top-tier international institution with standardized forecasts. | We used it to triangulate 2026 macro conditions as a second opinion beyond the central bank. We also used it for longer-horizon framing of property returns. |
| World Bank - Colombia Macro Poverty Outlook | A World Bank outlook note with explicit assumptions and ranges. | We used it to triangulate growth and inflation direction and the likely path of rates. We also used it to stress-test forecasts against downside risks. |
| DANE - Population Projections | The official demographic baseline used by planners and researchers. | We used it to explain housing demand fundamentals over 5 to 10 years. We also used it to keep the long-term outlook grounded in real demographic drivers. |
| Ministerio de Transporte - Tren de Cercanias del Valle | The national ministry publishing official infrastructure project details. | We used it to support the infrastructure-led neighborhood narrative for Cali's south corridor. We also used it to qualify uncertainty since project timelines can slip. |
| DANE - IPC Technical Notes | Explains how the CPI is built and why it's statistically credible. | We used it to justify using CPI for real price discussion and rent adjustment logic. We also used it to keep methodology transparent for readers. |
| Fincaraiz - Cali Listings | One of Colombia's largest property listing portals with broad market coverage. | We used it to triangulate listing-based price per square meter signals for Cali. We cross-referenced these with official indices to validate our price estimates. |
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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)?