Are rents still rising in Cali?

What does an apartment rent for in Cali, by size?

What's the average monthly rent for a studio in Cali?

A studio (apartaestudio) in Cali rents for about COP 1.2 million a month, or roughly $375 and €335. That sits well below the city median for all apartments, about COP 1.7 million to COP 1.8 million in October 2026 (Aptologia and ClickCasa).

Most studios ask between COP 800,000 and COP 2.0 million a month, or about $250 to $625 and €225 to €560.

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?

A 1-bedroom apartment in Cali rents for about COP 1.45 million a month, or roughly $455 and €405.

Most 1-bedrooms ask between COP 900,000 and COP 2.6 million a month, or about $280 to $815 and €250 to €725.

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?

A 2-bedroom apartment in Cali rents for about COP 1.85 million a month, or roughly $580 and €515. It is the most common size on the market, so it is the figure to use for a quick yield check.

Most 2-bedrooms ask between COP 1.1 million and COP 4.5 million a month, or about $345 to $1,400 and €305 to €1,250. Since the August earthquake, fewer 2-bedrooms are on offer and asking rents have moved up (see below).

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.

What's the average rent per square meter in Cali?

Rents in Cali work out to roughly COP 28,000 to COP 34,000 per m² a month, or about $9 to $11 per m². Dividing the median asking price (about COP 4.6 million per m²) by Global Property Guide's 7.37% gross yield gives the low end; listings in good areas give the high end.

Across neighborhoods, most residential rents sit between COP 18,000 and COP 60,000 per m² a month, or about $6 to $19.

Cali is much cheaper to rent than the other big cities: Aptologia's October 2026 median asking rent is COP 1.7 million in Cali, against COP 2.9 million in Bogotá and COP 4.5 million in Medellín. 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?

Yes, rents are still rising in Cali, and faster since the August 2026 earthquake. Between June and September 2026 the average asking rent for an apartment went from COP 2.32 million to COP 2.52 million (+8.6% in three months), and for a house from COP 7.15 million to COP 9.03 million (+26.3%), according to Ciencuadras.

The main drivers are the homes lost or closed after the earthquake, tenants moving out of damaged buildings, inflation-linked renewals, and a thin supply of well-priced modern apartments. Inflation in Cali was 6.76% over the year to September 2026, above the national 6.29% (DANE).

Existing tenants are protected: a lease can only go up once every 12 months, by at most the previous year's inflation, which is 5.10% for increases in 2026. So the jump is in new contracts, while DANE's national figure for rents actually paid rose only 5.12% over the year to September.

What's the outlook for rent growth in Cali?

For the next 12 months, expect existing leases to rise by about 6% to 7% (the 2027 legal cap, see below) and new leases by more while supply stays short, likely high single digits, with bigger jumps for houses and safe low-rise buildings.

The key factors are how fast damaged buildings are repaired or demolished, inflation, new apartment deliveries, student demand, clinic and university jobs, and how much local tenants can pay.

The strongest rent growth should come where demand was already high and supply is tight: Ciudad Jardín, Pance, Valle del Lili, Bochalema, Granada, Juanambú and Santa Mónica.

The main risk is that landlords overreach: apartments above COP 4 million a month still take longer to rent, and the post-quake demand will fade as families settle or go back home.

What did the August 2026 earthquake do to rents in Cali?

It pushed them up fast. The magnitude 7.4 earthquake of 10 August 2026 killed 154 people in Cali, and by 30 August the city had 32,882 families on its register of affected households and 610 homes declared uninhabitable (Alcaldía de Cali via El País).

Fincaraíz estimated that about 12,000 families were left without a home and saw rental searches in Cali jump 36% between July and August. It also found landlords asking 30% to 50% more than usual in some cases, and demand moving from apartments toward houses (El País, 14 September 2026).

Supply shrank at the same time. Ciencuadras counted 908 apartments for rent in September against 1,488 in June (−39%), and 37% fewer houses, while average asking rents rose 8.6% for apartments and 26.3% for houses (Portafolio, 14 October 2026). The city paid affected families about COP 1.05 million ($330) a month for three months, which supports demand for cheaper units.

If you are buying to rent out: ask for the building's post-quake inspection result (habitable, restricted use or not habitable), check that the condo's earthquake insurance is in force, and price your rent on the pre-quake level plus inflation, not on the panic peak. A tenant who signs at an inflated rent leaves when the market calms.

How much can a landlord raise the rent in Cali in 2027?

For an existing lease, by no more than Colombia's inflation for 2026, applied after each full 12 months (Ley 820, art. 20). In 2026 the cap is 5.10%; the 2027 cap will be December 2026 inflation, which was running at 6.29% nationally in September, and one forecast puts it near 7.1%.

On a COP 1.85 million 2-bedroom, a 7.1% increase brings the rent to about COP 1.98 million a month ($620). The cap uses national inflation, not Cali's 6.76%.

Two more limits apply: the monthly rent of a home cannot exceed 1% of its commercial value, and a new contract with a new tenant can be set freely. That is why rents jump between tenants, not during a lease.

Which neighborhoods rent best in Cali?

Which neighborhoods have the highest rents in Cali?

The highest apartment rents in Cali are in the west and the hillside north-west: the median asking rent is about COP 7.5 million in Normandía, COP 6.5 million in Arboledas, COP 5.8 million in Santa Rita and COP 5.7 million in Santa Teresita, followed by Juanambú (COP 5.3 million) and Pance (COP 5.2 million) (ClickCasa, 22 October 2026). That is about $1,650 to $2,350, or €1,450 to €2,100.

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.

Where do young professionals prefer to rent in Cali?

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 renting a studio or 1-bedroom there usually pay about COP 1.3 million to COP 3.0 million a month, or roughly $405 to $940 and €365 to €840. Granada's median for all apartments is higher, about COP 3.9 million, because larger units are in the mix.

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.

Where do families prefer to rent in Cali?

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.

Family budgets vary a lot by area: the median asking rent is about COP 1.5 million in Bochalema and El Caney, COP 1.7 million in Valle del Lili, COP 2.3 million in El Ingenio, COP 2.9 million in La Flora and COP 5.2 million in Pance (ClickCasa, October 2026), or about $470 to $1,650.

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?

The fastest-renting areas linked to universities and clinics are Ciudad Jardín, Pance and Valle del Lili, followed by Bochalema, San Fernando, El Peñón, Granada and Santa Mónica.

No portal publishes a reliable days-on-market figure for Cali, but well-priced units in these areas usually go within a few weeks, and faster since the earthquake cut supply. Expensive or poorly presented units still sit much longer.

Being close to universities, clinics or the MIO main lines usually adds a few hundred thousand pesos a month to the rent, roughly COP 200,000 to COP 700,000 ($63 to $220), when the building itself is good.

Which neighborhoods are most popular with expats in Cali?

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 neighborhoods usually pay about COP 1.6 million to COP 4.5 million a month, or roughly $500 to $1,400 and €445 to €1,250.

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.

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.

No official split exists for Cali. Our reading of listings and DANE household data is that local working households are the large majority of tenants, with students, young professionals, families in the south and a small expat segment making up the rest.

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.

Do tenants prefer furnished or unfurnished in Cali?

Most long-term tenants in Cali want unfurnished apartments; furnished units are a minority, mainly small, well-located apartments.

A furnished apartment in the right neighborhood often asks 15% to 30% more, roughly COP 250,000 to COP 800,000 extra a month, or $78 to $250.

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.

Each of these can add roughly COP 100,000 to COP 500,000 a month, or about $31 to $155, with the strongest premium when security, parking and location come together. Since August, tenants also ask about how the building came through the earthquake.

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.

These upgrades often cost COP 8 million to COP 60 million in total, or roughly $2,500 to $19,000 and €2,250 to €17,000, and can raise the rent by about COP 150,000 to COP 900,000 a 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.

How strong is rental demand in Cali?

What's the vacancy rate for rentals in Cali?

Cali has no official rental vacancy figure. What we can measure is supply: apartments listed for rent fell 39% between June and September 2026 (Ciencuadras), so vacancy for decent, well-priced units is very low right now.

Large premium units in Pance or Ciudad Jardín remain the exception: at COP 5 million a month and more, the pool of tenants is small, and a month or two empty between tenants is normal.

For a yield calculation, budget one empty month a year for a mid-market apartment and more for a premium one, even in today's tight market.

How many days do rentals stay listed in Cali?

There is no published days-on-market series for Cali. From listing activity, a typical well-priced apartment finds a tenant within a few weeks.

A well-priced studio or 1-bedroom in Granada, San Fernando, Ciudad Jardín or Valle del Lili can go in two to three weeks, while large premium units above COP 4 million can take one to two months or more.

Compared with a year ago, units rent faster since the earthquake took homes off the market, except at the top end, where expensive apartments still wait.

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.

What will my monthly costs be as a landlord in Cali?

What property taxes should landlords expect in Cali?

A typical Cali landlord pays about COP 900,000 to COP 1.8 million a year in predial for a normal rental apartment, or roughly $280 to $565 and €250 to €505.

Depending on the cadastral value, use and estrato, it can range from about COP 500,000 to COP 6 million or more a year, or roughly $155 to $1,900.

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.

What utilities do landlords often pay in Cali?

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.

When the owner pays (empty months or bills-included rentals), count about COP 80,000 to COP 180,000 for internet ($25 to $56), COP 150,000 to COP 600,000 for administration ($47 to $190) and COP 80,000 to COP 250,000 for basic utilities ($25 to $78). Administration fees are rising fast: building fees rose 17.14% nationally over the year to September 2026 (DANE).

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?

Rent from a Cali property is Colombian-source income. A non-resident owner pays a flat 35% on the net taxable rental income; a tax resident pays the progressive scale of 0% to 39%. Cali itself only adds predial.

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.

What does a Cali rental really leave you after costs and tax?

Less than the headline yield. Global Property Guide puts Cali's gross long-term yield at 7.37% (Q3 2026). A median 2-bedroom asks about COP 278.5 million (Aptologia, October 2026), and at COP 1.85 million a month it grosses about 8.0% before anything is paid.

Here is a simple year for a non-resident owner who uses a rental agent. The cost lines are our assumptions for a mid-market building; change them with the real figures of the unit you look at.

So about 3.5% net after tax, or roughly COP 800,000 a month. The post-quake rent spike can lift the first year, but don't build your plan on it; administration fees rising 17% a year are the bigger long-term threat.