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What are housing prices like in Cartagena right now? (2026)

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Authored by the expert who managed and guided the team behind the Colombia Property Pack

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In this article, we explain the current housing prices in Cartagena in 2026, using simple numbers and clear examples.

We constantly update this blog post, because Cartagena real estate prices change with tourism demand, new projects, exchange rates, and local supply.

You will see average prices, median prices, price per square meter, neighborhood differences, and the extra costs to plan before buying.

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 Cartagena.

Insights

  • The average housing price in Cartagena in 2026 is about COP 1.15 billion, but the median price is closer to COP 850 million, which better reflects what most buyers actually see.
  • Cartagena is really three markets: local family housing below COP 650 million, expat-friendly housing from COP 650 million to COP 1.8 billion, and prime coastal property above COP 2 billion.
  • The Cartagena coastal market is much more expensive than the local inland market, mainly because sea views, walkability, and short-term rental potential change the price completely.
  • In Cartagena in 2026, listed prices are usually about 7% higher than actual sale prices, and the gap is often wider for luxury beachfront apartments.
  • The median price per square meter in Cartagena is about COP 7.5 million, while prime areas such as Bocagrande and Centro Histórico can go above COP 14 million per square meter.
  • A US$200,000 budget can buy a solid apartment in Manga, Marbella, or Serena del Mar, but it will not usually buy prime sea-view luxury in Cartagena.
  • New homes in Cartagena usually cost 15% to 25% more than older homes, mostly because buyers pay for elevators, parking, pools, security, and lower renovation risk.
  • Renovation risk matters a lot in Cartagena, especially in older buildings and colonial homes, where the final cost can rise by 25% to 45% after purchase.

What is the average housing price in Cartagena in 2026?

The median housing price in Cartagena in 2026 is more useful than the average price because a few very expensive sea-view and colonial homes pull the average upward.

We are writing this as of 2026, with the latest data collected from authoritative sources that we manually double checked.

The median housing price in Cartagena in 2026 is about COP 850 million, which is around US$237,000 or €204,000. The average housing price in the Cartagena market in 2026 is about COP 1.15 billion, which is around US$321,000 or €276,000.

For 80% of residential properties in the Cartagena market in 2026, a realistic range is roughly COP 300 million to COP 2.8 billion, or about US$84,000 to US$782,000, or €72,000 to €671,000.

A realistic entry range in Cartagena in 2026 is about COP 250 million to COP 450 million, or US$70,000 to US$126,000, or €60,000 to €108,000, for an older 55 to 70 square meter apartment in Torices, El Bosque, San Fernando, or a less tourist-facing part of Crespo.

A typical luxury property in Cartagena in 2026 usually costs COP 2.5 billion to COP 8 billion, or US$698,000 to US$2.23 million, or €599,000 to €1.92 million, for a large sea-view apartment in Castillogrande, Bocagrande, or Centro Histórico.

By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cartagena.

Sources and methodology: we used Cartagena's Observatorio Inmobiliario, El Universal, and local listing portals. We checked asking prices on Metrocuadrado and Fincaraiz, then discounted them because listings are not final sale prices. We converted COP using about COP 3,581 per US$1 and COP 4,171 per €1, then rounded figures for readability.

Are Cartagena property listing prices close to the actual sale price in 2026?

In Cartagena in 2026, listed property prices are usually about 7% above actual sale prices.

The gap is mainly caused by tourist pricing in Bocagrande, Castillogrande, Centro Histórico, and beachfront areas, where sellers often test high prices before negotiating. The gap varies the most for luxury and sea-view homes, where a stale listing can sit online for months if the asking price is too ambitious.

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What is the price per sq m or per sq ft for properties in Cartagena in 2026?

As of 2026, the median housing price per square meter in Cartagena is about COP 7.5 million, or US$2,094, or €1,798, and the median price per square foot is about COP 697,000, or US$195, or €167. The average housing price per square meter in Cartagena is about COP 8.8 million, or US$2,457, or €2,110, and the average price per square foot is about COP 818,000, or US$228, or €196.

The highest price per square meter in Cartagena in 2026 is usually for sea-view apartments, prime colonial homes, and new premium developments, while the lowest price per square meter is usually for older local-family homes away from the beach.

The highest price per square meter in Cartagena in 2026 is usually found in Bocagrande, Castillogrande, Centro Histórico, Cielo Mar, and Serena del Mar, often around COP 8.5 million to COP 14.5 million per square meter. The lowest price per square meter is usually found in El Bosque, San Fernando, Olaya Herrera, and parts of Torices, often around COP 3 million to COP 5.5 million per square meter.

Sources and methodology: we started with coastal neighborhood data reported by El Universal from Cartagena's Observatorio Inmobiliario. We compared those figures with live asking prices on Metrocuadrado and Fincaraiz. We separated prime coastal areas from local-family areas, because one citywide number would hide the real market differences.

How have property prices evolved in Cartagena?

Residential property prices in Cartagena in 2026 are about 9% higher than one year earlier in nominal terms. The main reasons are limited good supply near the coast and steady demand from local buyers, Colombian investors, foreigners, retirees, and tourism-focused buyers.

Compared with two years ago, Cartagena housing prices are roughly 15% to 20% higher in nominal terms. The increase has been strongest in well-located apartments, newer buildings, and areas where buyers expect rental income or lifestyle value.

By the way, we’ve written a blog article detailing the latest updates on property price variations in Colombia.

Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Cartagena.

Sources and methodology: we used DANE's IPVN and Banco de la República's IPVU. We treated these as national benchmarks, not perfect Cartagena-only indexes. We then cross-checked the direction with Cartagena listings and local coastal price evidence.

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How do prices vary by housing type in Cartagena in 2026?

In Cartagena in 2026, apartments and condos make up about 62% of the active residential market, houses about 18%, luxury apartments and penthouses about 8%, new-build units about 7%, colonial homes about 3%, and villas or large gated homes about 2%, because the most valuable parts of Cartagena are dense coastal and urban areas.

Standard apartments in Cartagena average around COP 850 million, or US$237,000, or €204,000, while local-family apartments are closer to COP 420 million, or US$117,000, or €101,000. Houses in non-prime neighborhoods average around COP 650 million, or US$181,000, or €156,000, new-build apartments around COP 950 million, or US$265,000, or €228,000, luxury apartments around COP 3.2 billion, or US$894,000, or €767,000, and colonial homes around COP 4.5 billion, or US$1.26 million, or €1.08 million.

If you want to know more, you should read our dedicated analyses:

Sources and methodology: we used neighborhood evidence from Cartagena's Observatorio Inmobiliario and listing samples from Metrocuadrado. We grouped properties by type, size, location, and likely buyer profile. We used ranges because Cartagena has a large gap between local housing and prime tourism housing.

How do property prices compare between existing and new homes in Cartagena in 2026?

New or nearly new homes in Cartagena in 2026 usually cost about 15% to 25% more than comparable older homes, with a central estimate close to 20%.

This premium exists because buyers in Cartagena often pay extra for modern elevators, parking, pools, security, backup systems, better rental appeal, and lower renovation risk.

Sources and methodology: we compared new-build asking prices on Metrocuadrado and Fincaraiz with older units in similar areas. We also used DANE's IPVN to understand new-housing price movement. We adjusted the estimate by location because new projects in prime coastal zones can carry a bigger premium.

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How do property prices vary by neighborhood in Cartagena in 2026?

Bocagrande is one of the most expensive and visible real estate areas in Cartagena in 2026, with high-rise apartments, sea-view condos, and strong short-term rental demand. A typical property often ranges from COP 900 million to COP 5 billion, or US$251,000 to US$1.4 million, or €216,000 to €1.2 million.

Manga is a more residential and practical choice in Cartagena, with larger apartments, family homes, and older buildings close to Centro Histórico. A typical property often ranges from COP 500 million to COP 1.8 billion, or US$140,000 to US$503,000, or €120,000 to €432,000.

Serena del Mar is a newer planned area in Cartagena, with modern apartments, family homes, hospitals, schools, and a more organized urban layout. A typical property often ranges from COP 350 million to COP 3.2 billion, or US$98,000 to US$894,000, or €84,000 to €767,000.

You will find a much more detailed analysis by areas in our property pack about Cartagena. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:

Cartagena neighborhood Market profile Average property range Average range per sq m Average range per sq ft
Bocagrande Beach, tourist, luxury COP 900M to 5.0B
US$251K to 1.40M		 COP 11M to 14.5M
US$3,072 to 4,049		 COP 1.02M to 1.35M
US$285 to 376
Castillogrande Luxury, residential COP 980M to 5.0B
US$274K to 1.40M		 COP 9.5M to 12.5M
US$2,653 to 3,490		 COP 883K to 1.16M
US$247 to 324
Centro Histórico Heritage, luxury COP 1.5B to 8.0B
US$419K to 2.23M		 COP 10M to 16M
US$2,792 to 4,468		 COP 929K to 1.49M
US$259 to 415
El Laguito Beach, rental COP 380M to 1.9B
US$106K to 531K		 COP 7M to 9.5M
US$1,954 to 2,653		 COP 650K to 883K
US$181 to 247
Marbella Beach-adjacent value COP 350M to 2.8B
US$98K to 782K		 COP 6.5M to 8.5M
US$1,815 to 2,373		 COP 604K to 790K
US$169 to 221
El Cabrero Historic-adjacent, premium COP 550M to 1.8B
US$154K to 503K		 COP 7.5M to 9.5M
US$2,094 to 2,653		 COP 697K to 883K
US$195 to 247
Crespo Airport, family, expat COP 550M to 1.8B
US$154K to 503K		 COP 5.8M to 7.5M
US$1,620 to 2,094		 COP 539K to 697K
US$151 to 195
Cielo Mar Newer coastal, investor COP 700M to 3.2B
US$195K to 894K		 COP 7.5M to 10M
US$2,094 to 2,792		 COP 697K to 929K
US$195 to 259
Serena del Mar Planned, family, new-build COP 350M to 3.2B
US$98K to 894K		 COP 7.8M to 10.5M
US$2,178 to 2,932		 COP 725K to 976K
US$202 to 273
Manga Family, central, expat COP 500M to 1.8B
US$140K to 503K		 COP 5.5M to 8M
US$1,536 to 2,234		 COP 511K to 743K
US$143 to 208
Pie de la Popa Family, commute COP 350M to 1.2B
US$98K to 335K		 COP 4.5M to 6.5M
US$1,257 to 1,815		 COP 418K to 604K
US$117 to 169
El Bosque / San Fernando Entry, local-family COP 220M to 700M
US$61K to 195K		 COP 3M to 5.2M
US$838 to 1,452		 COP 279K to 483K
US$78 to 135
Sources and methodology: we used El Universal's Cartagena coastal price report and Cartagena's Observatorio Inmobiliario. We filled non-coastal gaps with current listing evidence from Metrocuadrado and Fincaraiz. We used ranges instead of false precision because building age, sea view, and rental permission strongly change prices.

How much more do you pay for properties in Cartagena when you include renovation work, taxes, and fees?

In Cartagena in 2026, a safe total-cost budget is usually 2.5% to 4% above the purchase price for closing costs, and much more if renovation is needed.

For a US$200,000 property in Cartagena, equal to about COP 716 million, normal closing and legal costs can add around COP 18 million to COP 29 million, or US$5,000 to US$8,000. If the apartment also needs light or medium renovation, the total cost can easily reach COP 780 million to COP 840 million, or about US$218,000 to US$235,000.

For a US$500,000 property in Cartagena, equal to about COP 1.79 billion, normal closing and legal costs can add around COP 45 million to COP 72 million, or US$13,000 to US$20,000. If the property is an older apartment in Bocagrande or Castillogrande, renovation and furniture can push the all-in cost toward COP 2.0 billion to COP 2.2 billion, or about US$558,000 to US$614,000.

For a US$1,000,000 property in Cartagena, equal to about COP 3.58 billion, normal closing and legal costs can add around COP 90 million to COP 143 million, or US$25,000 to US$40,000. If the asset is a large luxury unit or a colonial property, renovation risk can lift the final cost to COP 4.0 billion to COP 5.2 billion, or about US$1.12 million to US$1.45 million.

By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Colombia.

Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cartagena

Extra cost Type Estimated cost range in Cartagena
Notary, registration, beneficencia, and certificates Fees and taxes Plan about 2% to 3% of the purchase price. On a COP 1 billion property, that means about COP 20 million to COP 30 million, or US$5,600 to US$8,400.
Lawyer and title study Due diligence Plan about COP 3 million to COP 15 million, or US$840 to US$4,200. This is important in Cartagena because older buildings and inherited properties can have document issues.
Bank appraisal and mortgage paperwork Financing Plan about COP 1 million to COP 8 million, or US$280 to US$2,200. Cash buyers may avoid some of these costs, but financed buyers should keep them in the budget.
Light renovation Renovation Plan about COP 500,000 to COP 1.2 million per square meter, or US$140 to US$335 per square meter. This usually covers paint, basic fixtures, appliances, and small repairs.
Medium renovation Renovation Plan about COP 1.2 million to COP 2.5 million per square meter, or US$335 to US$698 per square meter. This can include bathrooms, kitchen, floors, air conditioning, and better finishes.
Heavy or luxury renovation Renovation Plan about COP 3 million to COP 6 million or more per square meter, or US$838 to US$1,675 or more per square meter. This is common for colonial homes, large older apartments, and premium design projects.
Furniture package Rental-ready setup Plan about COP 25 million to COP 120 million, or US$7,000 to US$34,000. The higher end is common for short-term rental apartments aimed at foreign guests.
Building administration catch-up and repairs Building risk Plan about COP 5 million to COP 80 million, or US$1,400 to US$22,000. This depends on whether the building has pending repairs, unpaid administration fees, or special assessments.
Sources and methodology: we used Metrocuadrado's 2026 notary and purchase-cost guide. We added local Cartagena renovation ranges from listing checks and typical contractor cost bands. We used a conservative buyer budget because older coastal and colonial properties can hide expensive repairs.
infographics comparison property prices Cartagena

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 properties can you buy in Cartagena in 2026 with different budgets?

With US$100,000 in Cartagena in 2026, or about COP 358 million, there is a real market but mostly outside prime beachfront areas: a 55 to 65 square meter two-bedroom apartment in Torices, a 70 to 85 square meter family apartment in El Bosque, or a 45 to 60 square meter small apartment in San Fernando, usually as existing housing.

With US$200,000 in Cartagena in 2026, or about COP 716 million, you can look at an 80 to 100 square meter family apartment in Manga, a 70 to 90 square meter beach-adjacent apartment in Marbella, or a 60 to 75 square meter newer apartment in Serena del Mar.

With US$300,000 in Cartagena in 2026, or about COP 1.07 billion, you can look at a 110 to 140 square meter large apartment in Manga, a 90 to 120 square meter beach-zone apartment in El Laguito, or an 85 to 110 square meter new apartment in Serena del Mar.

With US$500,000 in Cartagena in 2026, or about COP 1.79 billion, you enter the premium market with a 120 to 160 square meter sea-view apartment in Bocagrande, a 150 to 200 square meter large apartment in Castillogrande, or a 120 to 180 square meter high-end newer home in Serena del Mar or Cielo Mar.

With US$1,000,000 in Cartagena in 2026, or about COP 3.58 billion, you can look at a 220 to 300 square meter luxury sea-view apartment in Castillogrande, a 180 to 250 square meter premium apartment in Bocagrande, or a renovated 180 to 250 square meter heritage property in Centro Histórico.

With US$2,000,000 in Cartagena in 2026, or about COP 7.16 billion, there is a real market but it is narrow: a 350 to 600 square meter colonial house in Centro Histórico, a 350 to 500 square meter prime penthouse in Bocagrande or Castillogrande, or a large luxury villa or compound near Barú or the high-end coastal fringe.

If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Colombia.

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 Cartagena, 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 this source is useful How we used it
DANE, Índice de Precios de Vivienda Nueva DANE is Colombia's official statistics agency, so it is the best source for national new-housing price movements. We used it to understand how new housing prices moved in 2026. We treated it as a national benchmark, not as a perfect Cartagena-only index.
Banco de la República, Índice de Precios de Vivienda Usada Colombia's central bank tracks used-housing prices with a long historical series. We used it to sense-check used-home price growth. We did not use it as a direct Cartagena neighborhood index.
Observatorio Inmobiliario de Cartagena This is the strongest local source for Cartagena property-market observation. We used it as the main local anchor for neighborhood-level pricing. We especially relied on it for coastal areas where the data is clearer.
El Universal, Cartagena coastal price report El Universal reports local Cartagena real estate data in a way that is easy to verify and apply. We used its neighborhood price per square meter figures for coastal zones. We then adjusted them carefully to reflect the 2026 market.
Metrocuadrado Cartagena listings Metrocuadrado is one of Colombia's main real estate portals and shows current asking-price evidence. We used it to check active asking prices in Cartagena. We discounted its figures because asking prices are often higher than final sale prices.
Fincaraiz Cartagena listings Fincaraiz is a major Colombian property portal with many residential listings. We used it to cross-check entry-level and mid-market prices. We also used it to compare older stock with newer homes.
Superintendencia Financiera and Banco de la República, TRM The TRM is Colombia's official reference exchange rate for COP and US dollars. We used it for USD conversion logic. We rounded the final amounts because exchange rates move every day.
Exchange-rates.org EUR/COP history This source gives a transparent history of EUR/COP exchange rates. We used it to convert Colombian pesos into euros. We used a June 2026 level instead of a long-term average.
Metrocuadrado, 2026 notary and purchase costs This guide summarizes standard Colombian buyer and seller closing-cost practice. We used it to estimate notary, registration, certificates, and related transaction costs. We then added a conservative Cartagena-specific buffer.
DANE official statistics portal DANE is the official source for Colombia's population, price, construction, and economic statistics. We used DANE as a reliability check for national data context. We did not use general national numbers to replace local Cartagena pricing.
Banco de la República official portal Banco de la República is Colombia's central bank and a reliable source for economic and exchange-rate data. We used it to verify currency and housing-index logic. We preferred official data where official data existed.
El Universal Cartagena El Universal is a major local news source for Cartagena and Bolívar. We used it for local reporting on Cartagena property prices. We only used it where the article clearly referred to local property-market data.

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