As of June 2026, a realistic apartment budget in Cartagena is about COP 650 million to COP 700 million for a median apartment, which is roughly USD 187,000 to USD 201,000, or EUR 160,000 to EUR 173,000.
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We constantly update this blog post so the apartment prices in Cartagena in 2026 stay close to what buyers actually see in the market.
Cartagena is not one single market, because a small apartment in Bocagrande or Centro Histórico can cost much more per square meter than a larger apartment in Ternera or Pie de la Popa.
This guide focuses only on apartments in Cartagena, because that is the property type most foreign buyers compare first.
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 median apartment price in Cartagena in June 2026 is close to COP 650 million to COP 700 million, but the citywide average is higher because coastal towers pull prices up.
- The most useful number for a foreign buyer is not the city average, but the Cartagena apartment price per m², which is about COP 7.9 million in mid-2026.
- Bocagrande is roughly one third more expensive than the Cartagena apartment median per m², so a “normal” Bocagrande listing can look expensive even before luxury finishes.
- Studios in Cartagena often look small but expensive per m², because many are designed for short stays near Bocagrande, El Laguito, Marbella and the historic center.
- A two-bedroom apartment in Cartagena in 2026 usually needs COP 520 million to COP 1.1 billion, before closing costs and basic furnishing.
- New-build apartments in Cartagena usually cost 10% to 25% more than comparable resale apartments, especially in Serena del Mar, Zona Norte, Cabrero and coastal towers.
- Budget buyers should compare Pie de la Popa, Torices, Ternera and El Recreo, because these areas can still offer real residential apartments below coastal prices.
- Cartagena ownership costs are not only about the purchase price, because coastal buildings can have higher HOA fees, faster corrosion and heavier air-conditioning bills.
- Foreign buyers should usually assume a cash purchase or a large down payment, because Colombian mortgage access is harder without local income and credit history.
- A simple buyer buffer of 4% to 6% above the purchase price is practical in Cartagena, because it covers closing costs, legal checks, transfers and first repairs.
How much do apartments really cost in Cartagena in 2026?
What's the average and median apartment price in Cartagena in 2026?
As of June 2026, a realistic median apartment price in Cartagena is about COP 650 million to COP 700 million, which is roughly USD 187,000 to USD 201,000, or EUR 160,000 to EUR 173,000, while a citywide average is closer to COP 850 million to COP 950 million, or about USD 245,000 to USD 273,000, or EUR 210,000 to EUR 235,000.
That works out to a typical Cartagena apartment median of about COP 7.9 million per m², or about USD 2,270 and EUR 1,950 per m², which is about COP 735,000, USD 211 and EUR 181 per sq ft.
For most standard apartments in Cartagena in 2026, the realistic price range is about COP 350 million to COP 1.6 billion, or roughly USD 101,000 to USD 460,000, or EUR 86,000 to EUR 395,000, with the low end mostly inland and the high end mostly coastal.
Sources and methodology: we compared Properstar, Fincaraíz and Properati.
We checked new-apartment direction with DANE IPVN and resale direction with Banco de la República IPVU.
We then adjusted portal numbers with our own Cartagena neighborhood mix analysis, because waterfront listings can distort the city average.
How much is a studio apartment in Cartagena in 2026?
As of June 2026, a typical studio apartment in Cartagena costs about COP 300 million to COP 550 million, which is roughly USD 86,000 to USD 158,000, or EUR 74,000 to EUR 136,000.
In practice, entry-level to mid-range studios in Cartagena often sit around COP 250 million to COP 450 million, or USD 72,000 to USD 129,000, or EUR 62,000 to EUR 111,000, while high-end or luxury studios near Bocagrande, El Laguito, Marbella, Cabrero or Centro Histórico can reach COP 550 million to COP 750 million, or USD 158,000 to USD 216,000, or EUR 136,000 to EUR 185,000.
Most studio apartments in Cartagena are around 28 m² to 45 m², and the smaller ones can feel expensive because short-stay demand pushes up the price per m² near the sea and the old city.
Sources and methodology: we reviewed compact apartment listings on Fincaraíz, Properati and Properstar.
We separated tourist zones from local residential zones, because Cartagena studios are not spread evenly across the city.
We used our own listing cleanup to remove oversized one-bedroom units that portals sometimes mix into studio searches.
How much is a one-bedroom apartment in Cartagena in 2026?
As of June 2026, a typical one-bedroom apartment in Cartagena costs about COP 400 million to COP 800 million, which is roughly USD 115,000 to USD 230,000, or EUR 99,000 to EUR 198,000.
For entry-level to mid-range one-bedroom apartments in Cartagena, a realistic range is COP 350 million to COP 650 million, or USD 101,000 to USD 187,000, or EUR 86,000 to EUR 160,000, while high-end one-bedroom apartments in Bocagrande, Centro Histórico, Cabrero or prime Marbella can run from COP 800 million to COP 1 billion, or USD 230,000 to USD 288,000, or EUR 198,000 to EUR 247,000.
Most one-bedroom apartments in Cartagena are around 45 m² to 70 m², although newer tourist-style units can be smaller and still cost more per m² than larger inland apartments.
Sources and methodology: we used Properati Bocagrande, Fincaraíz Bocagrande and Properstar Cartagena.
We treated Bocagrande as a premium benchmark, not as a normal citywide price.
We also used our own Cartagena apartment database to compare one-bedroom units with similar size and location.
How much is a two-bedroom apartment in Cartagena in 2026?
As of June 2026, a typical two-bedroom apartment in Cartagena costs about COP 520 million to COP 1.1 billion, which is roughly USD 150,000 to USD 316,000, or EUR 128,000 to EUR 272,000.
Entry-level to mid-range two-bedroom apartments in Cartagena often cost COP 350 million to COP 800 million, or USD 101,000 to USD 230,000, or EUR 86,000 to EUR 198,000, while high-end two-bedroom apartments in Bocagrande, Castillogrande, Centro Histórico and the best coastal towers often sit between COP 900 million and COP 1.6 billion, or USD 259,000 to USD 460,000, or EUR 222,000 to EUR 395,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Cartagena.
Sources and methodology: we compared Properati, Fincaraíz and Metrocuadrado new projects.
We applied the Cartagena citywide price per m² to normal two-bedroom sizes of about 65 m² to 90 m².
We then corrected the result with our own neighborhood weights, because coastal buildings are not representative of all Cartagena apartments.
How much is a three-bedroom apartment in Cartagena in 2026?
As of June 2026, a typical three-bedroom apartment in Cartagena costs about COP 650 million to COP 1.6 billion, which is roughly USD 187,000 to USD 460,000, or EUR 160,000 to EUR 395,000.
Entry-level to mid-range three-bedroom apartments in Cartagena often cost COP 450 million to COP 1.1 billion, or USD 129,000 to USD 316,000, or EUR 111,000 to EUR 272,000, while high-end or luxury three-bedroom apartments in Bocagrande, Castillogrande, Centro Histórico, El Cabrero and premium Marbella can reach COP 1.3 billion to COP 2 billion, or USD 374,000 to USD 575,000, or EUR 321,000 to EUR 494,000.
Most three-bedroom apartments in Cartagena are around 90 m² to 130 m², but premium waterfront units often exceed 140 m² and can look expensive because balconies, sea views and parking spaces raise the total price.
Sources and methodology: we used Properati Bocagrande, Fincaraíz Bocagrande and Properstar.
We compared bedroom-level portal data with normal Cartagena apartment sizes in each neighborhood.
We used our own filters to separate older large units from newer luxury stock.
What's the price gap between new and resale apartments in Cartagena in 2026?
As of June 2026, new-build apartments in Cartagena usually cost about 10% to 25% more than similar resale apartments, with the largest gap in branded towers, Serena del Mar, Zona Norte, Cabrero, Marbella and coastal amenity buildings.
For new-build apartments in Cartagena, a practical average is about COP 8.8 million to COP 11 million per m², or roughly USD 2,530 to USD 3,165 and EUR 2,170 to EUR 2,715 per m².
For resale apartments in Cartagena, a practical average is about COP 7 million to COP 9 million per m², or roughly USD 2,015 to USD 2,590 and EUR 1,730 to EUR 2,220 per m², although old coastal towers can still be expensive if the location is strong.
Sources and methodology: we compared Metrocuadrado, DANE IPVN and Banco de la República IPVU.
We used new-project supply zones to estimate where the premium is most visible.
We then checked the resale side against portals and our own Cartagena resale comparisons.
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Can I afford to buy in Cartagena in 2026?
What's the typical total budget (all-in) to buy an apartment in Cartagena in 2026?
As of June 2026, a typical all-in budget to buy a standard apartment in Cartagena is about COP 680 million to COP 1.17 billion, which is roughly USD 196,000 to USD 337,000, or EUR 168,000 to EUR 289,000, if the target apartment costs about COP 650 million to COP 1.1 billion.
This all-in Cartagena apartment budget usually includes the purchase price, notary costs, registration costs, taxes linked to the deed, legal due diligence, certificates, bank transfer costs, first HOA payments and a small repair or furnishing reserve.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Cartagena property pack.
Sources and methodology: we used Supernotariado, Fincaraíz and Properstar.
We added a practical 4% to 6% buyer buffer rather than using only the cheapest theoretical closing cost.
We also used our own transaction-cost model for foreign buyers, because transfers and legal checks can vary.
What down payment is typical to buy in Cartagena in 2026?
As of June 2026, a foreign buyer should normally expect a down payment of 40% to 50% for a financed Cartagena apartment, which is about COP 260 million to COP 550 million, or USD 75,000 to USD 158,000, or EUR 64,000 to EUR 136,000, on a COP 650 million to COP 1.1 billion purchase.
For Colombian resident buyers, many banks often work around a 30% minimum down payment, but non-resident foreign buyers in Cartagena can face stricter checks, lower loan-to-value limits or no local mortgage offer at all.
A safer recommended down payment for favorable mortgage terms in Cartagena is 50% or more, because a larger equity contribution reduces bank risk and helps when the buyer has foreign income.
Sources and methodology: we used Banco de la República, BanRep 2026 market analysis and Expat Focus.
We treated foreign-buyer financing as harder than local-buyer financing, because banks care about residency and local credit history.
We also checked our own buyer scenarios to keep the figures realistic for non-professional foreign buyers.
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Which neighborhoods are cheapest or priciest in Cartagena in 2026?
How much does the price per m² for apartments vary by neighborhood in Cartagena in 2026?
As of June 2026, apartment prices in Cartagena vary from about COP 3.8 million to COP 20 million per m², which is roughly USD 1,090 to USD 5,750, or EUR 940 to EUR 4,940 per m², depending mainly on sea access, building quality and tourist demand.
In the most affordable Cartagena neighborhoods, such as Ternera, El Recreo, Alameda La Victoria, Pie de la Popa and Torices, apartments often sit around COP 3.8 million to COP 7 million per m², or about USD 1,090 to USD 2,015 and EUR 940 to EUR 1,730 per m².
In the most expensive Cartagena neighborhoods, such as Centro Histórico, San Diego, Castillogrande, Bocagrande, El Cabrero and prime Marbella, apartments often sit around COP 9 million to COP 20 million per m², or about USD 2,590 to USD 5,750 and EUR 2,220 to EUR 4,940 per m².
Sources and methodology: we compared Properstar, Properati Bocagrande and Fincaraíz.
We used neighborhood names rather than only city averages, because Cartagena prices change strongly street by street.
We also weighted our own sample toward apartments only, not houses or mixed property listings.
What neighborhoods are best for first-time buyers on a budget in Cartagena in 2026?
As of June 2026, the best Cartagena neighborhoods for first-time buyers on a budget are Pie de la Popa, Torices and Ternera, with El Recreo and Alameda La Victoria also worth checking if the buyer wants a lower entry price.
In these budget-friendly Cartagena neighborhoods, a realistic apartment price range is about COP 300 million to COP 650 million, or roughly USD 86,000 to USD 187,000, or EUR 74,000 to EUR 160,000.
Pie de la Popa and Torices offer central access, local services and easier resale logic, while Ternera, El Recreo and Alameda La Victoria offer lower prices, family housing and larger apartment formats.
The main trade-off is that these budget areas do not have the same tourist demand, sea views or short-stay appeal as Bocagrande, Centro Histórico, El Laguito or Cabrero.
Sources and methodology: we used Fincaraíz, Properstar and Metrocuadrado.
We filtered for neighborhoods with real residential demand, not only the cheapest listings.
We also checked our own buyer-risk notes, because low price is not useful if resale demand is thin.
Which neighborhoods have the fastest-rising apartment prices in Cartagena in 2026?
As of June 2026, the Cartagena neighborhoods with the strongest apartment price momentum are Zona Norte and Serena del Mar, Cabrero and Marbella, with Crespo and selected Bocagrande buildings also showing strong interest.
For these fast-appreciating Cartagena areas, a realistic year-on-year price increase is about 8% to 18%, although individual buildings can move more or less depending on views, administration quality and short-stay rules.
The main driver is the rotation of demand toward newer non-VIS stock, better amenities, coastal access and master-planned areas, while older or poorly managed buildings face more resistance.
Sources and methodology: we used Camacol Bolívar, El Universal reporting on Camacol and Properati.
We treated public sales reports as demand signals, not as exact neighborhood transaction prices.
We then compared these signals with our own portal tracking for coastal and new-build Cartagena apartments.
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What extra costs will I pay on top of the apartment price in Cartagena in 2026?
What are all the buyer closing costs when you buy an apartment in Cartagena?
For a typical COP 800 million apartment purchase in Cartagena, buyer closing costs are usually about COP 20 million to COP 28 million for a clean cash deal, or roughly USD 5,800 to USD 8,100, or EUR 4,900 to EUR 6,900.
The main closing-cost categories in Cartagena are notary fees, registry fees, departmental registration tax or related charges, certificates, legal due diligence, bank fees and foreign transfer costs.
The largest buyer expense is usually the tax and registration side of the deed process, especially when the purchase price is high.
Some items can vary or be negotiated, especially the lawyer fee, banking costs, currency-transfer costs and who pays for small certificates or admin catch-up items.
Sources and methodology: we used Supernotariado, Cartagena predial portal and Banco de la República.
We used official registry guidance as the anchor and then added practical buyer costs.
We also used our own closing-cost scenarios for foreign buyers, because international transfers can add friction.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Cartagena?
For an apartment in Cartagena, buyers should usually budget about 2.5% to 3.5% of the purchase price for closing costs when the deal is simple and paid in cash.
A realistic low-to-high range for most standard Cartagena apartment transactions is about 2% to 5%, with the higher end more likely when there is a mortgage, foreign-funds documentation or extra legal work.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Cartagena.
Sources and methodology: we used Supernotariado, Cartagena official tax information and Properstar.
We applied the percentage range to current Cartagena apartment prices, not to a generic Colombia example.
We also cross-checked the result with our own buyer-cost model for mid-market and premium apartments.
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What are the ongoing monthly and yearly costs of an apartment in Cartagena in 2026?
What are typical HOA fees in Cartagena right now?
HOA fees are common in Cartagena apartment buildings, and a normal monthly HOA fee in 2026 is about COP 500,000 to COP 900,000, which is roughly USD 145 to USD 260, or EUR 125 to EUR 220.
The realistic HOA range in Cartagena goes from about COP 250,000 to COP 500,000 per month for simple inland buildings, or USD 72 to USD 145 and EUR 62 to EUR 125, to COP 1.8 million to COP 3.5 million or more for luxury coastal buildings, or USD 520 to USD 1,010 and EUR 445 to EUR 865.
Sources and methodology: we used Vivienda.com.co, Fincaraíz listings and Properati listings.
We adjusted the range upward for coastal Cartagena buildings, because salt air, pools, elevators and security increase costs.
We also checked our own building-level notes to avoid treating simple inland buildings like luxury towers.
What utilities should I budget monthly in Cartagena right now?
A typical monthly utility budget for an apartment in Cartagena in 2026 is about COP 450,000 to COP 900,000, which is roughly USD 130 to USD 260, or EUR 110 to EUR 220.
The realistic monthly utility range is about COP 300,000 to COP 1.6 million, or USD 86 to USD 460, or EUR 74 to EUR 395, depending on apartment size, air-conditioning use, estrato and whether the unit is occupied full-time.
This Cartagena utility budget usually includes electricity, water, sewerage, waste collection, gas, internet and sometimes small building-related service charges.
Electricity is usually the most expensive utility for Cartagena apartment owners, because air conditioning is a major cost in a hot coastal city.
Sources and methodology: we used Aguas de Cartagena, Veolia Cartagena and Afinia.
We built the estimate from local tariff sources, then adjusted for normal apartment consumption.
We also used our own Cartagena cost model, because air-conditioning use can change the bill quickly.
How much is property tax on apartments in Cartagena?
A typical annual property tax bill for an apartment in Cartagena in 2026 is about COP 2.5 million to COP 5.5 million, which is roughly USD 720 to USD 1,580, or EUR 620 to EUR 1,360, for a mid-market apartment.
Property tax in Cartagena is calculated on the cadastral value, not directly on the sale price, so the final bill depends on the official assessment, the property category and the local tariff.
A realistic annual property tax range for Cartagena apartments is about COP 1.5 million to COP 12 million, or USD 430 to USD 3,450, or EUR 370 to EUR 2,960, depending on value, cadastral update status and neighborhood.
Sources and methodology: we used Cartagena predial portal, Cartagena tax portal and Properstar.
We estimated taxes from practical cadastral-to-market relationships, not only the purchase price.
We also included our own buyer checklist, because the paz y salvo should be checked before closing.
What's the yearly building maintenance cost in Cartagena?
A typical yearly building maintenance reserve for an apartment owner in Cartagena is about COP 4 million to COP 8 million, which is roughly USD 1,150 to USD 2,300, or EUR 990 to EUR 1,980, for a COP 800 million apartment.
A realistic yearly maintenance range is about COP 2 million to COP 20 million, or USD 575 to USD 5,750, or EUR 495 to EUR 4,940, depending on building age, coastal exposure, air-conditioning equipment and whether major repairs are coming.
These costs usually cover owner-specific repairs, AC servicing, appliance replacement, window and balcony maintenance, small plumbing or electrical works and occasional special assessments.
In Cartagena, this maintenance reserve is separate from normal HOA fees, because HOA covers shared building operations while the owner still pays for private-unit repairs and special items.
Sources and methodology: we used Fincaraíz, Properati and Aguas de Cartagena.
We linked maintenance reserves to apartment value and coastal wear, because Cartagena buildings age differently near the sea.
We also used our own building-risk notes to separate normal maintenance from major future works.
How much does home insurance cost in Cartagena?
A typical annual home insurance cost for an apartment in Cartagena is about COP 900,000 to COP 2 million, which is roughly USD 260 to USD 575, or EUR 220 to EUR 495.
The realistic annual insurance range is about COP 400,000 to COP 3 million or more, or USD 115 to USD 865, or EUR 100 to EUR 740, depending on coverage, property value, contents, liability, water damage and earthquake or fire protection.
Home insurance is usually optional for cash buyers in Cartagena, but it is normally required when a bank mortgage is used because the lender wants protection on the financed property.
Sources and methodology: we used SeguroYa, Banco de la República and Properstar.
We scaled the premium to Cartagena apartment values rather than using only a national low-cost example.
We also used our own insurance-cost ranges for foreign buyers comparing cash and financed purchases.
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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 we trust it | How we used it |
|---|---|---|
| DANE IPVN | DANE is Colombia’s official statistics agency for new-housing price data. | We used it to anchor the 2026 direction of new-apartment prices. We cross-checked Cartagena portal prices against national new-housing inflation. |
| Banco de la República IPVU | Colombia’s central bank tracks used-home prices from mortgage appraisal data. | We used it as the resale-market control source. We did not use it as a direct Cartagena neighborhood price source. |
| Banco de la República real-estate market report | It gives the official macro view on housing demand and mortgage credit. | We used it to judge financing pressure and affordability. We connected it with foreign-buyer mortgage assumptions. |
| Properstar Cartagena price index | It publishes current listing-price indicators for Cartagena housing. | We used its June 2026 Cartagena apartment median as the main citywide benchmark. We adjusted it for neighborhood mix. |
| Fincaraíz Cartagena | Fincaraíz is one of Colombia’s largest property portals. | We used it to sanity-check active supply and entry prices. We avoided relying on broad averages when the listing mix looked distorted. |
| Fincaraíz Bocagrande | It shows live supply in Cartagena’s most liquid coastal submarket. | We used it to estimate premium-zone apartment budgets. We compared its listings with Properati’s Bocagrande data. |
| Properati Bocagrande | Properati publishes neighborhood-level apartment asking prices and price per m². | We used it for Bocagrande price per m² and bedroom-level prices. We treated it as asking-price evidence, not closed-sale evidence. |
| Metrocuadrado Cartagena new projects | Metrocuadrado is a major Colombian marketplace for developer stock. | We used it to identify new-build supply zones. We compared those zones with new-build premium assumptions. |
| Camacol Bolívar | Camacol is Colombia’s construction chamber and tracks local housing activity. | We used it to understand where new-build demand is concentrating. We used press reports when public summaries were limited. |
| El Universal reporting on Camacol | It reports local Cartagena housing-market data from Camacol sources. | We used it to identify Zona Norte’s No VIS strength. We treated it as a demand signal, not a price index. |
| Cartagena city property tax portal | It is the official district source for Cartagena predial billing. | We used it to confirm 2026 property-tax billing is active. We estimated tax bills from cadastral-value practice. |
| Cartagena tax portal | It gives official access to tax bills and paz y salvo services. | We used it for the buyer checklist on property-tax clearance. We linked it to closing-risk checks. |
| Superintendencia de Notariado y Registro | SNR is the official regulator for registry and notary-related charges. | We used it to anchor closing-cost estimates. We cross-checked 2026 tariff changes with practical buyer-cost ranges. |
| Aguas de Cartagena | It is the local water operator for Cartagena. | We used it to estimate the water part of monthly utilities. We combined it with electricity and waste data. |
| Veolia Cartagena | Veolia publishes local waste-service tariff information for Cartagena. | We used it to estimate waste collection costs by estrato. We included it in the total monthly utility budget. |
| Afinia | Afinia is the local electricity provider for Cartagena and the Caribbean region. | We used it to estimate electricity costs. We gave electricity extra weight because air conditioning matters in Cartagena. |
| SeguroYa home insurance guide | It gives practical home-insurance price examples for Colombia. | We used it to estimate basic and stronger insurance ranges. We scaled the range to Cartagena apartment values. |
| Exchange-rates.org USD/COP history | It provides a clear 2026 history of USD to Colombian peso rates. | We used it to sense-check USD conversions. We rounded the exchange rate for easier reading. |
| Exchange-rates.org EUR/COP history | It provides a clear 2026 history of EUR to Colombian peso rates. | We used it to sense-check EUR conversions. We rounded the exchange rate to avoid false precision. |
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