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If you're looking to rent or invest in Cali (Colombia), understanding current rents is essential.
This blog post covers everything about housing rents in Cali, and we constantly update it with the latest data.
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
- In Cali (Colombia) in 2026, typical studio rents run around COP 1.1 million per month, roughly 15% lower than Bogota, making it an affordable alternative for remote workers.
- The gap between 1-bedroom and 2-bedroom rents in Cali is surprisingly small, often just COP 50,000, because size and location matter more than bedroom count.
- Rent growth in Cali is projected to slow to 6% to 9% in 2026, down from 11% year-over-year in early 2025, as inflation cools across Colombia.
- Pance and Ciudad Jardin command the highest rents in Cali, often 40% to 60% above the city average, driven by gated communities and proximity to ICESI university.
- Young professionals in Cali cluster in Granada and El Penon, where walkability and nightlife push rents 10% to 20% higher than comparable apartments elsewhere.
- Vacancy rates in Cali hover around 7% in January 2026, tighter than historical averages, signaling continued landlord pricing power.
- Properties near Universidad del Valle in Melendez rent in as few as 20 days, compared to the citywide average of 35 days, thanks to steady student demand.
- January and February are peak rental months in Cali, driven by the academic calendar and new-year relocations, so landlords often achieve premium rents then.
- Furnished apartments in Cali command a 15% to 25% rent premium, but only 25% of tenants prefer them, mostly expats and short-term renters.
- Landlords in Cali should budget around 1% of property value per year for maintenance, roughly COP 35,000 to COP 55,000 per square meter annually.
What are typical rents in Cali (Colombia) as of 2026?
What's the average monthly rent for a studio in Cali (Colombia) as of 2026?
As of early 2026, the average monthly rent for a studio in Cali (Colombia) is around COP 1.1 million, roughly $260 USD or €250 EUR.
Most studios in Cali fall within COP 950,000 to COP 1.35 million per month, or about $225 to $320 USD and €215 to €305 EUR, depending on neighborhood and building quality.
Main factors causing studio rent variation in Cali include location (southern zones like Granada cost more), building age, parking availability, and proximity to MIO transit.
What's the average monthly rent for a 1-bedroom in Cali (Colombia) as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom in Cali (Colombia) is around COP 1.33 million, roughly $315 USD or €300 EUR.
Most 1-bedroom apartments in Cali range from COP 1.1 million to COP 1.75 million per month, about $260 to $415 USD and €250 to €400 EUR, from basic units to nicer finishes.
Neighborhoods like Melendez and San Fernando have the most affordable 1-bedroom rents in Cali, while El Penon, Granada, and Santa Teresita command the highest prices.
What's the average monthly rent for a 2-bedroom in Cali (Colombia) as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom in Cali (Colombia) is around COP 1.38 million, roughly $330 USD or €315 EUR.
Most 2-bedroom apartments in Cali fall within COP 1.15 million to COP 2.1 million per month, about $275 to $500 USD and €260 to €475 EUR, varying by size and amenities.
The most affordable 2-bedroom rents in Cali are in La Flora and Caney, while the priciest are in Pance, Ciudad Jardin, and Cristales where gated communities are common.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Cali (Colombia).
What's the average rent per square meter in Cali (Colombia) as of 2026?
As of early 2026, the average rent per square meter in Cali (Colombia) is around COP 24,800 per month, roughly $5.90 USD or €5.65 EUR.
Across Cali neighborhoods, rent per square meter ranges from COP 20,000 to COP 32,000 per month, roughly $4.75 to $7.60 USD and €4.55 to €7.25 EUR, with southern premium zones at the high end.
Compared to Bogota, where rent per square meter often exceeds COP 30,000, Cali offers notably better value for renters seeking more space.
Properties with newer construction, pools, dedicated parking, controlled-access security, and balconies with views push rent per square meter above average in Cali.
How much have rents changed year-over-year in Cali (Colombia) in 2026?
As of early 2026, rents in Cali (Colombia) have increased by an estimated 11% year-over-year, reflecting continued but moderating pressure on housing costs.
Main factors driving rent changes in Cali include inflation pushing up landlord costs, strong demand from students and young professionals, and limited new supply in popular neighborhoods like Granada and El Penon.
This 11% increase is a slight cooling from 2024, when some neighborhoods saw rent hikes of 13% to 15% as post-pandemic demand surged.
What's the outlook for rent growth in Cali (Colombia) in 2026?
As of early 2026, rent growth in Cali (Colombia) is projected between 6% and 9% for new listings, with renewals on existing contracts often capped near inflation by law.
Key factors likely to influence Cali rent growth include central bank inflation deceleration, continued migration from smaller Valle del Cauca towns, and steady demand from students and early-career professionals.
Neighborhoods expected to see strongest rent growth in Cali include Pance (ICESI/Javeriana proximity), Granada (young professional demand), and Valle del Lili (family-oriented with new developments).
Risks that could alter projections include unexpected inflation spikes, changes to Colombia's rent cap rules under Ley 820, or economic slowdown reducing migration into Cali.
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 neighborhoods rent best in Cali (Colombia) as of 2026?
Which neighborhoods have the highest rents in Cali (Colombia) as of 2026?
As of early 2026, the three neighborhoods with highest rents in Cali (Colombia) are Pance, Ciudad Jardin, and Santa Teresita, with typical rents from COP 2.5 million to COP 4.5 million, about $595 to $1,070 USD and €570 to €1,020 EUR.
These neighborhoods command premium rents because they offer gated communities, proximity to universities like ICESI and Javeriana, upscale services, and larger homes with pools.
Typical tenants in these high-rent Cali neighborhoods include executives, business owners, university professors, established expats, and families seeking top-tier schools.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cali (Colombia).
Where do young professionals prefer to rent in Cali (Colombia) right now?
The top three neighborhoods where young professionals rent in Cali (Colombia) are Granada, Versalles, and El Penon, known for walkability and vibrant nightlife.
Young professionals in these Cali neighborhoods pay between COP 1.2 million and COP 1.8 million per month, roughly $285 to $430 USD or €275 to €410 EUR for a 1-bedroom.
Amenities attracting young professionals include walkable streets with cafes and restaurants, short commutes, active social scenes, and easy MIO transit access.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Cali (Colombia).
Where do families prefer to rent in Cali (Colombia) right now?
The top three neighborhoods where families rent in Cali (Colombia) are Valle del Lili, El Ingenio, and Ciudad Jardin, offering space, parks, and quality schools.
Families in these Cali neighborhoods pay between COP 1.8 million and COP 3.5 million per month for 2-3 bedrooms, roughly $430 to $835 USD or €410 to €795 EUR.
Features attracting families include larger units, gated communities with playgrounds and pools, quieter streets, and proximity to supermarkets and medical facilities.
Top-rated schools near these family-friendly Cali neighborhoods include Colegio Aleman, Colegio Bolivar, and Colegio Bennett, all within a short drive.
Which areas near transit or universities rent faster in Cali (Colombia) in 2026?
As of early 2026, the areas that rent fastest in Cali (Colombia) are Melendez near Universidad del Valle, Pance near ICESI and Javeriana, and San Fernando near major MIO stops.
Properties in these high-demand Cali areas typically list for just 20 to 30 days, versus the citywide average of 35 days, due to consistent student and commuter demand.
The typical rent premium near transit or universities in Cali is COP 100,000 to COP 200,000 per month, roughly $25 to $50 USD and €23 to €45 EUR above comparable units.
Which neighborhoods are most popular with expats in Cali (Colombia) right now?
The top three neighborhoods popular with expats in Cali (Colombia) are Granada, El Penon, and Ciudad Jardin, offering safety, amenities, and a welcoming atmosphere.
Expats in these Cali neighborhoods pay between COP 1.5 million and COP 3.5 million per month, roughly $360 to $835 USD or €340 to €795 EUR depending on size and furnishing.
Features attracting expats include English-speaking services, international restaurants, reliable internet for remote work, easy navigation, and established expat networks.
Nationalities most represented in these Cali neighborhoods include Americans, Canadians, Europeans (especially Germans and Spaniards), and Venezuelans.
And if you are also an expat, you may want to read our exhaustive guide for expats in Cali (Colombia).
Get fresh and reliable information about the market in Cali (Colombia)
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Who rents, and what do tenants want in Cali (Colombia) right now?
What tenant profiles dominate rentals in Cali (Colombia)?
The top three tenant profiles in Cali (Colombia) are young workers and early-career professionals, university students, and families seeking flexibility before buying.
Young professionals make up 35% to 40% of Cali's rental market, students account for 25% to 30%, and families represent 20% to 25%, with the rest split among expats and migrants.
Young professionals seek 1-bedrooms in walkable neighborhoods like Granada, students look for studios near Melendez or Pance universities, and families prioritize 2-3 bedrooms in Valle del Lili or El Ingenio.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Cali (Colombia).
Do tenants prefer furnished or unfurnished in Cali (Colombia)?
In Cali (Colombia), an estimated 75% of long-term tenants prefer unfurnished rentals, while only 25% seek furnished units, making unfurnished the clear standard.
Furnished apartments in Cali command a premium of COP 150,000 to COP 300,000 per month, roughly $35 to $70 USD or €35 to €70 EUR above comparable unfurnished units.
Tenants preferring furnished rentals in Cali include expats on shorter assignments, students avoiding furniture investment, and professionals relocating temporarily.
Which amenities increase rent the most in Cali (Colombia)?
The top five rent-boosting amenities in Cali (Colombia) are parking, security with controlled access, pool and social areas, balcony with views, and air conditioning readiness.
In Cali, parking adds COP 80,000 to COP 150,000/month ($20 to $35 USD), security adds COP 50,000 to COP 100,000 ($12 to $24), pool/social areas add COP 100,000 to COP 200,000 ($24 to $48), balcony with views adds COP 70,000 to COP 150,000 ($17 to $35), and AC readiness adds COP 50,000 to COP 100,000 ($12 to $24).
In our property pack covering the real estate market in Cali (Colombia), we cover the best investments a landlord can make.
What renovations get the best ROI for rentals in Cali (Colombia)?
The top five ROI renovations for Cali (Colombia) rentals are kitchen refresh, bathroom refresh, security upgrades, heat comfort improvements (fans/AC), and durable flooring with fresh paint.
A kitchen refresh costs COP 3 million to COP 8 million ($715 to $1,900) and increases rent by COP 80,000 to COP 150,000/month, while bathroom refresh costs COP 2 million to COP 6 million ($475 to $1,430) and adds COP 50,000 to COP 100,000 monthly.
Renovations with poor ROI to avoid in Cali include luxury finishes like marble countertops, lengthy structural changes, and highly personalized decor that may not appeal to renters.
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 strong is rental demand in Cali (Colombia) as of 2026?
What's the vacancy rate for rentals in Cali (Colombia) as of 2026?
As of early 2026, the estimated vacancy rate for rentals in Cali (Colombia) is around 7%, indicating a tight market that favors landlords.
Across Cali neighborhoods, vacancy ranges from 4% in high-demand areas like Granada and Melendez to around 10% in less central neighborhoods further from transit.
The current 7% vacancy is slightly below Cali's historical average of 8% to 9%, reflecting strong demand from students, professionals, and families where supply has not kept pace.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cali (Colombia).
How many days do rentals stay listed in Cali (Colombia) as of 2026?
As of early 2026, rentals in Cali (Colombia) stay listed around 35 days on average for correctly priced mid-market apartments.
Across Cali, days on market ranges from 20 days in high-demand student areas like Melendez to 50+ days for luxury properties in Pance and Ciudad Jardin.
The current 35-day average is similar to one year ago, as the market stabilized after faster absorption during the 2023-2024 post-pandemic surge.
Which months have peak tenant demand in Cali (Colombia)?
Peak tenant demand in Cali (Colombia) occurs January through February and July through August, driven by academic calendars and new-year relocations.
Seasonal drivers in Cali include university semester starts at Universidad del Valle and ICESI, corporate hiring cycles peaking in January, and family moves timed around school calendars.
The lowest demand months in Cali are typically October through November and April through May, when academic terms are mid-cycle and fewer people relocate.
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.
What will my monthly costs be in Cali (Colombia) as of 2026?
What property taxes should landlords expect in Cali (Colombia) as of 2026?
As of early 2026, landlords in Cali (Colombia) should expect annual property taxes (Impuesto Predial) of roughly COP 2 million to COP 3 million for typical rentals, about $475 to $715 USD or €455 to €680 EUR.
Depending on value and location, annual taxes in Cali range from COP 800,000 for modest apartments to COP 6 million+ for large homes in Pance or Ciudad Jardin, roughly $190 to $1,430 USD.
Cali property taxes are calculated on cadastral value times an applicable tariff, with effective rates around 1.0% to 1.3% per year and annual increases often capped at 25%.
Please note that, in our property pack covering the real estate market in Cali (Colombia), we cover exemptions available to reduce property taxes.
What maintenance budget per year is realistic in Cali (Colombia) right now?
A realistic annual maintenance budget for a typical Cali (Colombia) rental is COP 4 million to COP 7 million, roughly $950 to $1,670 USD or €910 to €1,590 EUR.
Depending on property age, annual maintenance in Cali ranges from COP 2.5 million for newer apartments to COP 10 million+ for older homes needing frequent repairs, roughly $595 to $2,380 USD.
Cali landlords typically set aside 8% to 12% of annual rental income for maintenance, roughly COP 35,000 to COP 55,000 per square meter per year.
What utilities do landlords often pay in Cali (Colombia) right now?
The utility landlords most commonly pay in Cali (Colombia) is administracion (HOA fee), though this is often negotiated and may be passed to tenants.
When landlords cover administracion in Cali, it costs COP 150,000 to COP 400,000 per month, roughly $35 to $95 USD or €35 to €90 EUR, depending on building amenities.
Common practice in Cali is for tenants to pay electricity, water, gas, and internet directly, while administracion responsibility varies by building and lease terms.
How is rental income taxed in Cali (Colombia) as of 2026?
As of early 2026, rental income in Cali (Colombia) is taxed under the "cedula general" framework, with marginal rates from 0% to 39% depending on total income, and potential 3.5% withholding when the payer is a registered company.
Main deductions landlords can claim in Cali include property taxes (Predial), administracion fees if paid, maintenance expenses, insurance, and depreciation.
A common tax mistake in Cali is failing to document administracion and maintenance expenses properly, which can lead to disallowed deductions during DIAN audits.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Cali (Colombia).
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 sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses in our property pack about Cali (Colombia), we rely on strong methodology and don't throw out numbers at random.
We aim to be fully transparent, so below we've listed the authoritative sources we used and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| DANE IPC Press Release | DANE is Colombia's official statistics agency, and the IPC is the legal reference for price adjustments. | We used it to anchor rent-related inflation components. We treated it as the official check against portal-based rent trends. |
| DANE IPC Technical Bulletin | It provides official monthly statistics with consistent methodology. | We used it to corroborate inflation affecting housing costs. We triangulated year-over-year rent pressure with market data. |
| Banco de la Republica Monetary Policy Report | Colombia's central bank is the country's top macro forecaster. | We used it to frame 2026 inflation and macro conditions driving rent growth. We built January 2026 estimates using their projections. |
| Banco de la Republica Presentation PDF | It's the central bank's official slide deck with forecasts. | We used it to cross-check inflation trajectory into 2026. We avoided guessing macro drivers by relying on their data. |
| Reuters Analyst Poll | Reuters is a high-standard wire service with transparent methodology. | We used it as independent forecast for 2026 inflation. We triangulated central bank projections against economist views. |
| Ley 820 de 2003 (Secretaria del Senado) | It's the official consolidated legal text from an institutional source. | We used it to explain rent increase caps. We showed why renewals differ from new listing prices. |
| Ley 820 de 2003 (Funcion Publica) | It's a government legal repository for regulatory verification. | We cross-checked the law on a second platform. We reduced risk of quoting outdated versions. |
| Properati Cali Listings | It's a major real-estate marketplace with large listing volume. | We identified real neighborhood names with listing concentration. We supported demand hotspots with actual inventory data. |
| Properstar Cali Price Evolution | It's an established property data aggregator with city-level timestamps. | We got late-2025 baseline for rent per square meter. We projected forward to January 2026 using inflation context. |
| Fincaraiz Cali Rentals | It's one of Colombia's largest property portals with transparent metrics. | We used it as independent benchmark to cross-check levels. We understood how averages shift with larger/luxury listings. |
| Ciencuadras Quarterly Report | It's produced by a large platform with defined scope indicators. | We validated rent growth direction nationally. We avoided relying on one portal's listing mix. |
| EMCALI Water Tariffs | EMCALI is Cali's official utility provider with published tariffs. | We grounded utility costs in real tariff structures. We anchored landlord/tenant utility responsibilities. |
| EMCALI Electricity Tariffs | It's the official local utility publisher for regulated electricity. | We anchored electricity as a meaningful cost line item. We avoided generic claims without local backing. |
| Cali Hacienda Predial Explainer | It's the city's tax authority explaining property taxes in practice. | We anchored how Predial behaves and increase caps. We built realistic landlord tax estimates. |
| Cali Predial Calculation Document | It's a city-issued document on tax base and tariff logic. | We explained what determines Predial based on cadastral value. We kept landlord-cost section accurate. |
| DIAN Cedula General Explainer | DIAN is Colombia's national tax authority with official guidance. | We explained how rental income is categorized. We kept tax treatment understandable for non-professionals. |
| DIAN Concept 10721 of 2025 | It's DIAN's published legal interpretation for tax matters. | We pinned down withholding rate for lease payments. We avoided forum explanations of tax mechanics. |
| DIAN Decree 1625 of 2016 | It's the official consolidated decree framework for tax rules. | We used it as parent legal source behind DIAN concepts. We showed rules are anchored in regulation. |
| Superfinanciera TRM Definition | It's the official financial regulator on exchange rate definition. | We avoided casual FX conversions and kept currency references disciplined. We used it as methodology anchor only. |
| Portafolio Housing Report | Portafolio is a leading Colombian business publication. | We anchored that Colombia is renter-heavy. We adapted national trends to Cali's specific context. |
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