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We constantly update this blog post so the rent data for Cali stays useful for buyers, landlords and tenants.
In 2026, the rental market in Cali is active, but it is not the same in every neighborhood.
South Cali areas like Pance and Ciudad Jardín are much more expensive than many eastern or older middle-income areas.
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 typical rents in Cali as of 2026?
What's the average monthly rent for a studio in Cali as of 2026?
As of 2026, the average monthly rent for a studio in Cali is about COP 1.2 million, which is roughly USD 290 or EUR 255 using simple rounded exchange rates.
For most studios in Cali in 2026, a realistic rent range is COP 800,000 to COP 2.0 million per month, or about USD 195 to USD 490 and EUR 170 to EUR 425.
The main reason the studio rent range in Cali is wide is that a basic apartaestudio in an older area is not priced like a furnished studio in Granada, El Peñón, San Fernando, Ciudad Jardín or near the university corridor.
What's the average monthly rent for a 1-bedroom in Cali as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Cali is about COP 1.45 million, which is roughly USD 355 or EUR 310.
For most 1-bedroom apartments in Cali in 2026, a realistic rent range is COP 900,000 to COP 2.6 million per month, or about USD 220 to USD 635 and EUR 190 to EUR 555.
The cheapest 1-bedroom rents in Cali tend to appear in older or more working-class areas, while the highest 1-bedroom rents are usually in Granada, Juanambú, El Peñón, Santa Mónica, Ciudad Jardín and Pance.
What's the average monthly rent for a 2-bedroom in Cali as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Cali is about COP 1.85 million, which is roughly USD 450 or EUR 395.
For most 2-bedroom apartments in Cali in 2026, a realistic rent range is COP 1.1 million to COP 4.5 million per month, or about USD 270 to USD 1,100 and EUR 235 to EUR 960.
The cheapest 2-bedroom rents in Cali are usually in older and lower-income areas, while the most expensive 2-bedroom apartments are in Pance, Ciudad Jardín, Cristales, Santa Teresita, Granada and Santa Mónica.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Cali.
What's the average rent per square meter in Cali as of 2026?
As of 2026, the average rent per square meter in Cali is about COP 34,000 per m² per month, which is roughly USD 8.30 or EUR 7.25 per m².
Across Cali neighborhoods in 2026, most residential rents sit between COP 18,000 and COP 60,000 per m² per month, or about USD 4.40 to USD 14.60 and EUR 3.80 to EUR 12.80.
Compared with Bogotá and Medellín, Cali rents per square meter are usually lower, but premium south Cali neighborhoods can still feel expensive because Pance, Ciudad Jardín and Cristales attract higher-income tenants.
Rent per square meter in Cali usually rises above average when an apartment is small, furnished, secure, modern, close to universities or clinics, and located in Granada, El Peñón, Ciudad Jardín, Pance or Santa Teresita.
How much have rents changed year-over-year in Cali in 2026?
As of 2026, average asking rents in Cali are likely up about 6% to 8% year over year for new listings, while legal renewals are anchored by Colombia’s 5.10% inflation ceiling.
The main drivers of rent growth in Cali in 2026 are inflation-linked lease renewals, demand for safer buildings, student demand in the south, and limited supply of well-priced modern apartments.
Compared with the previous year, rent growth in Cali in 2026 is still positive, but it is more controlled because the legal renewal ceiling is lower than the inflation shock seen in earlier years.
What's the outlook for rent growth in Cali in 2026?
As of 2026, the most realistic rent growth outlook for Cali is about 5% to 7% for existing leases and 6% to 9% for new leases.
The key factors that will influence Cali rent growth are household income, inflation, new apartment supply, student demand, clinic and university employment, and the affordability limit for local tenants.
The neighborhoods expected to see the strongest rent growth in Cali are Ciudad Jardín, Pance, Valle del Lili, Bochalema, Granada, Juanambú and Santa Mónica because these areas combine location, security and lifestyle demand.
The main risk is that overpriced apartments above COP 4 million may take longer to rent, especially if landlords ignore how price-sensitive many Cali tenants are in 2026.
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Which neighborhoods rent best in Cali as of 2026?
Which neighborhoods have the highest rents in Cali as of 2026?
As of 2026, the top three high-rent apartment areas in Cali are Pance at roughly COP 3.5 million to COP 7.0 million, Ciudad Jardín at COP 2.2 million to COP 6.8 million, and Cristales or Santa Teresita at COP 2.5 million to COP 5.5 million, equal to about USD 535 to USD 1,710 and EUR 470 to EUR 1,490 across the wider range.
These neighborhoods command premium rents in Cali because tenants pay more for security, parking, greenery, views, newer buildings, private amenities, and access to clinics, schools, universities and shopping areas.
The typical tenant in these high-rent Cali neighborhoods is a higher-income family, senior professional, business owner, expat, medical worker or student family with a larger housing budget.
By the way, we’ve written a blog article detailing Sources and methodology: we compared Properati Pance, Properati Ciudad Jardín and IDESC Cali. We used listing examples to estimate rent bands, not to claim exact signed rents. Our own analysis also checks whether each area is liquid or only expensive.
Where do young professionals prefer to rent in Cali right now?
The top three Cali neighborhoods for young professionals are Granada, Juanambú and El Peñón, with San Fernando, Santa Mónica, Ciudad Jardín and Valle del Lili also very relevant.
Young professionals in these Cali neighborhoods usually pay about COP 1.3 million to COP 3.0 million per month, or roughly USD 315 to USD 730 and EUR 275 to EUR 640.
These neighborhoods attract young professionals in Cali because they offer restaurants, nightlife, offices, clinics, safer buildings, coworking-friendly apartments, and easier access to the north, west or south of the city.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Cali.
Where do families prefer to rent in Cali right now?
The top three family rental areas in Cali are Ciudad Jardín, Valle del Lili and Pance, while Bochalema, Caney, La Flora, El Ingenio and Santa Mónica also attract many families.
Families renting 2-bedroom or 3-bedroom apartments in these Cali neighborhoods usually pay about COP 1.8 million to COP 5.5 million per month, or roughly USD 440 to USD 1,340 and EUR 385 to EUR 1,170.
These neighborhoods are attractive for families in Cali because they offer safer buildings, parking, supermarkets, clinics, schools, green areas, larger apartments and easier routines for children.
Important education options near these family-friendly areas include Colegio Bolívar, Colegio Colombo Británico, Colegio Berchmans, Universidad Icesi, Pontificia Universidad Javeriana Cali and Universidad Autónoma de Occidente.
Which areas near transit or universities rent faster in Cali in 2026?
As of 2026, the fastest-renting university and access-linked areas in Cali are Ciudad Jardín, Pance and Valle del Lili, followed by Bochalema, San Fernando, El Peñón, Granada and Santa Mónica.
In these high-demand Cali areas, well-priced rentals often stay listed for about 10 to 25 days, while expensive or poorly presented units can take much longer.
A property within easy reach of universities, clinics or strong transport routes in Cali can often earn a rent premium of about COP 200,000 to COP 700,000 per month, or roughly USD 50 to USD 170 and EUR 40 to EUR 150.
Which neighborhoods are most popular with expats in Cali right now?
The top three expat rental neighborhoods in Cali are Granada, El Peñón and Ciudad Jardín, with San Antonio, San Fernando, Juanambú, Santa Mónica and Pance also common choices.
Expats in these Cali neighborhoods usually pay about COP 1.6 million to COP 4.5 million per month, or roughly USD 390 to USD 1,100 and EUR 340 to EUR 960.
These areas attract expats in Cali because they offer furnished apartments, restaurants, walkability, safer streets, international-style amenities, clinics, gyms and easier access to social life.
The most visible expat groups in Cali include North Americans, Europeans, Venezuelans, other Latin Americans and digital nomads, but local Colombian tenants are still the main rental market.
And if you are also an expat, you may want to read our Sources and methodology: we used Properati Ciudad Jardín, Fincaraiz and DANE Cali en cifras. We did not treat expat blogs as primary data. Our own analysis uses furnished supply and neighborhood fit as the main expat signals.
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Who rents, and what do tenants want in Cali right now?
What tenant profiles dominate rentals in Cali?
The top three tenant profiles in Cali are local working households, young professionals and students, while families in the south and expats form smaller but valuable segments.
A practical 2026 split is about 50% to 60% local working households, 20% to 25% young professionals and students, and 15% to 25% families, medical workers, expats and short-stay renters.
Local households usually seek affordable 1-bedroom and 2-bedroom apartments, young professionals and students prefer studios or 1-bedroom units, and families usually want secure 2-bedroom or 3-bedroom apartments with parking.
If you want to optimize your cashflow, you can read our Sources and methodology: we used DANE ECV 2025, DANE ECV 2024 and DANE household projections. We used official household data to define the mass market. Our own analysis then mapped tenant types to real Cali neighborhoods and unit sizes.
Do tenants prefer furnished or unfurnished in Cali?
In Cali, about 70% to 80% of long-term tenants prefer unfurnished rentals, while about 20% to 30% prefer furnished rentals, mainly in smaller and better-located apartments.
A furnished apartment in the right Cali neighborhood can often earn 15% to 30% more rent, which can mean about COP 250,000 to COP 800,000 extra per month, or roughly USD 60 to USD 195 and EUR 55 to EUR 170.
Furnished rentals in Cali work best for students, expats, digital nomads, medical visitors, short-stay professionals and renters arriving without their own furniture.
Which amenities increase rent the most in Cali?
The five amenities that usually increase rent the most in Cali are private parking, 24/7 security, air conditioning or excellent ventilation, balcony or view, and shared building amenities like a pool, gym or social room.
In Cali, these amenities can each add roughly COP 100,000 to COP 500,000 per month depending on the apartment, or about USD 25 to USD 120 and EUR 20 to EUR 105, with the strongest premium coming when security, parking and location appear together.
In our property pack covering the real estate market in Cali, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Cali?
The five best ROI renovations for rental apartments in Cali are a kitchen refresh, bathroom update, better fans or efficient air conditioning, neutral paint with better lighting, and improved storage or closets.
In Cali, these upgrades often cost about COP 8 million to COP 60 million in total, or roughly USD 1,950 to USD 14,600 and EUR 1,700 to EUR 12,800, and can raise rent by about COP 150,000 to COP 900,000 per month when the location is strong.
Renovations with poor ROI in Cali usually include luxury finishes in low-rent areas, expensive imported appliances, oversized furniture packages, and design choices that make the apartment harder for local families to use.
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How strong is rental demand in Cali as of 2026?
What's the vacancy rate for rentals in Cali as of 2026?
As of 2026, the estimated residential rental vacancy rate in Cali is about 4% to 5% citywide.
Across Cali neighborhoods, realistic vacancy ranges from about 2% to 4% for well-priced middle-market apartments, 3% to 5% for furnished small units in good areas, and 5% to 8% for large premium units in Pance or Ciudad Jardín.
Compared with a normal historical level, Cali’s 2026 vacancy looks stable rather than alarming, but overpriced apartments now face more friction than well-priced units under about COP 2.2 million.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cali.
How many days do rentals stay listed in Cali as of 2026?
As of 2026, rentals in Cali typically stay listed for about 25 to 35 days before finding a tenant.
In Cali, a well-priced studio or 1-bedroom in Granada, San Fernando, Ciudad Jardín or Valle del Lili can rent in 10 to 25 days, while large premium units above COP 4 million can take 35 to 70 days.
Compared with one year ago, days on market in Cali look slightly longer for expensive apartments, but still short for clean, secure and well-priced units in the most demanded areas.
Which months have peak tenant demand in Cali?
The peak months for tenant demand in Cali are usually January to March and July to August.
These months are stronger because Cali renters move for university schedules, school calendars, job changes, family routines and mid-year relocations in the south corridor.
The slowest months for tenant demand in Cali are usually late November and December, when many people search casually but delay signing unless they need to move immediately.
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What will my monthly costs be in Cali as of 2026?
What property taxes should landlords expect in Cali as of 2026?
As of 2026, a typical Cali landlord should expect annual property tax of about COP 900,000 to COP 1.8 million for a normal rental apartment, or roughly USD 220 to USD 440 and EUR 190 to EUR 385.
Depending on property value, cadastral value, estrato and location, annual property tax in Cali can realistically range from about COP 500,000 to COP 6 million or more, equal to roughly USD 120 to USD 1,460 and EUR 105 to EUR 1,280.
Property tax in Cali is based on the official cadastral value and municipal tax rules, so the exact amount must be checked with the property’s official tax bill, not guessed from the asking rent alone.
Please note that, in our property pack covering the real estate market in Cali, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Cali right now?
In Cali, landlords most commonly pay utilities only during vacancy, while furnished rentals may include internet, building administration or basic services inside the advertised rent.
Typical landlord-paid monthly costs during vacancy or included-service rentals can be COP 80,000 to COP 180,000 for internet, COP 150,000 to COP 600,000 for administration, and COP 80,000 to COP 250,000 for basic utilities, equal to about USD 20 to USD 145 and EUR 15 to EUR 130 depending on the item.
The common practice in Cali long-term rentals is that tenants pay electricity, water, gas, internet and waste collection, while the lease should clearly state who pays administration and services during vacancy.
How is rental income taxed in Cali as of 2026?
As of 2026, rental income from Cali property is taxed as Colombian income for the owner, while Cali itself mainly affects the landlord through municipal predial property tax.
Landlords may usually deduct eligible property-related expenses such as repairs, administration, insurance, professional fees, interest and other allowed costs, but the exact deduction depends on tax residency and documentation.
Common Cali landlord mistakes include confusing predial with income tax, ignoring estrato-related utility costs, using portal rents as guaranteed income, and failing to keep invoices for repairs and administration.
We cover these mistakes, among others, in our Sources and methodology: we used Ley 820 de 2003, SUIN Juriscol Ley 820 and Concejo de Cali. We treated income tax as a national issue and predial as a local cost. Our own landlord model calculates net rent after costs before discussing taxes.
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.
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 used | Why we trust it | How we used it for this Cali rent article |
|---|---|---|
| DANE IPC December 2025 bulletin | DANE is Colombia’s official statistics agency, so it is the strongest source for national inflation data. | We used it to anchor the 2026 legal rent increase ceiling at 5.10%. We also used it to explain why existing lease renewals are tied to inflation. |
| DANE IPC January 2026 bulletin | DANE is the official source for Colombian consumer price data and rent inflation indicators. | We used it to confirm that effective rents were still rising at the start of 2026. We used this as a base for Cali rent-growth estimates. |
| DANE ECV 2025 microdata catalogue | This is DANE’s official living-conditions survey source for household and housing information. | We used it to frame tenant profiles, household structure and rental demand. We used broader Valle del Cauca and urban patterns when clean city-only tables were not available. |
| DANE Cali en cifras PDF | This is an official DANE city profile for Cali’s population, economy and labor market. | We used it to understand Cali’s age structure and household demand. We connected this demographic context with neighborhood demand from property portals. |
| DANE housing and household projections | DANE household projections are the official base for understanding long-term housing demand. | We used household growth as a rental demand signal. We did not use it as a direct rent source because projections do not show asking rents. |
| Ley 820 de 2003, Función Pública | This is the official legal framework for urban residential leases in Colombia. | We used it to explain the legal rent increase rule and the rent cap linked to commercial value. We used it to separate existing lease renewals from new market rents. |
| SUIN Juriscol Ley 820 de 2003 | SUIN Juriscol is an official Colombian legal information system. | We used it as a legal cross-check for Ley 820. We used it to avoid relying on informal legal summaries or blogs. |
| Alcaldía de Cali and IDESC estratification map | This is Cali’s official spatial data infrastructure for local geographic information. | We used it to connect rent levels with estrato and neighborhood location. We used it to explain why south and west Cali price differently from eastern areas. |
| Concejo de Cali Acuerdo 0586 de 2024 | This is official municipal tax legislation for Cali. | We used it to frame property-tax obligations for landlords. We used it together with official bulletins rather than estimating taxes only from portal listings. |
| Alcaldía de Cali tax bulletin page | This is an official publication channel for Cali municipal rules and tax updates. | We used it to remind readers that tax calendars and rules should be checked through official sources. We used it as a safety check for municipal information. |
| Fincaraiz Cali apartment rentals | Fincaraiz is one of Colombia’s largest and most recognized property portals. | We used it to observe live asking rents and listing mix in Cali. We adjusted its averages because portal listings can overrepresent larger and more expensive units. |
| Metrocuadrado Cali apartment rentals | Metrocuadrado is a long-established Colombian real estate portal with broad market coverage. | We used it as a second listing-market cross-check. We used it to validate availability, asking rent bands and neighborhood-level supply. |
| Properati Pance rentals | Properati is a recognized Latin American real estate portal with listing-level examples. | We used it to identify premium Pance rent levels and amenity patterns. We excluded commercial listings and large houses when estimating apartment rents. |
| Properati Ciudad Jardín rentals | Properati provides transparent neighborhood-level rental examples in Cali. | We used it to benchmark premium south-Cali studios, 1-bedroom units and family apartments. We cross-checked it against Fincaraiz and Metrocuadrado. |
| Veolia and EMSIRVA Cali tariffs | This is an official utility-tariff document for waste collection in Cali. | We used it to explain that utility costs depend on service type and estrato. We used it as a cost-side input, not as a rent source. |
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