Get all the data you need about the real estate market in Cartagena
This blog post covers condo purchase prices in Cartagena as of 2026, and we update it regularly so the numbers always reflect current market conditions.
Whether you are eyeing a beachfront tower in Bocagrande or a quieter flat in Manga, prices vary a lot depending on the neighborhood you choose.
Below you will find a full breakdown by neighborhood, with plain-language explanations so you can compare your options without needing a real estate background.
And if you're planning to buy a property in Cartagena, you may want to download our real estate pack about Cartagena.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Cartagena neighborhood for condos | Bocagrande (avg. COP 16,200,000 per m²) |
| Most affordable Cartagena neighborhood for condos | Pie de la Popa (avg. COP 5,400,000 per m²) |
| Average price per square meter across all Cartagena neighborhoods | COP 9,800,000 per m² |
| Median condo price across Cartagena | COP 835,000,000 |
| Lowest realistic starting budget to buy a Cartagena condo | COP 260,000,000 (Pie de la Popa) |
| Most expensive condo type in Cartagena by bedroom count | Two-bedroom condos |
| Most affordable condo type in Cartagena by bedroom count | Studio condos |
| Average price for a studio condo in Cartagena | COP 527,000,000 |
| Average price for a one-bedroom condo in Cartagena | COP 661,000,000 |
| Average price for a two-bedroom condo in Cartagena | COP 985,000,000 |
| Price gap between the most and least expensive Cartagena neighborhoods | COP 10,800,000 per m² (Bocagrande vs. Pie de la Popa) |
| Price range across Cartagena condo neighborhoods | From COP 5,400,000 to COP 16,200,000 per m² (3x spread) |
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Cartagena neighborhoods in 2026 ranked by condo purchase price
This table ranks the top neighborhoods in the Cartagena condo market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio condo, a one-bedroom condo, and a two-bedroom condo, the typical property type, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Cartagena.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Condo | Average Price for a One-Bedroom Condo | Average Price for a Two-Bedroom Condo | Typical Property Type | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Bocagrande | COP 16,200,000 | COP 1,320,000,000 | COP 620,000,000 | COP 690,000,000 | COP 830,000,000 | COP 1,260,000,000 | High-rise beachfront condos | Prime beach-and-bay location, strong building amenities, and easy access to shopping, services, and the historic center | Traffic, tourism intensity, and higher maintenance fees reduce day-to-day residential calm | Luxury |
| 2 | Centro Historico | COP 15,800,000 | COP 1,280,000,000 | COP 760,000,000 | COP 850,000,000 | COP 990,000,000 | COP 1,420,000,000 | Heritage luxury condos | Cartagena's most iconic address, walkable lifestyle, scarce stock, and strong long-term prestige | Very limited condo supply, older buildings, stricter heritage rules, and high acquisition costs | Luxury |
| 3 | San Diego | COP 14,900,000 | COP 1,170,000,000 | COP 640,000,000 | COP 760,000,000 | COP 910,000,000 | COP 1,280,000,000 | Restored historic condos | Historic charm, quieter than Centro Historico, very central, and highly desirable for premium living | Tight supply, heritage constraints, and pricing often pushed up by tourism appeal | Luxury |
| 4 | Castillogrande | COP 11,000,000 | COP 1,950,000,000 | COP 950,000,000 | COP 980,000,000 | COP 1,180,000,000 | COP 1,720,000,000 | Large seafront condos | Elite residential feel, large units, bay and sea exposure, and a calmer environment than Bocagrande | Entry prices are high and many units are large, which pushes total ticket sizes up sharply | Luxury |
| 5 | El Laguito | COP 9,000,000 | COP 820,000,000 | COP 390,000,000 | COP 430,000,000 | COP 520,000,000 | COP 860,000,000 | Compact tourist-friendly condos | Lower entry cost than Bocagrande, close to beaches, and many compact units offering flexible use | Older building stock is common, density is high, and some buildings feel heavily tourism-oriented | Premium |
| 6 | La Boquilla | COP 8,900,000 | COP 900,000,000 | COP 520,000,000 | COP 560,000,000 | COP 690,000,000 | COP 1,020,000,000 | Resort-style beachfront condos | Direct beach access, newer towers, and stronger resort-style amenities than most central neighborhoods | More car-dependent, a more seasonal feel, and less everyday urban convenience | Premium |
| 7 | Crespo | COP 8,500,000 | COP 760,000,000 | COP 350,000,000 | COP 390,000,000 | COP 500,000,000 | COP 760,000,000 | Mid-rise coastal condos | Popular residential area near the airport, beaches, schools, and main roads | Aircraft noise and a mixed tourism-residential dynamic can affect living comfort in some pockets | Premium |
| 8 | El Cabrero | COP 8,000,000 | COP 835,000,000 | COP 500,000,000 | COP 520,000,000 | COP 610,000,000 | COP 890,000,000 | Mixed premium condos | Close to Centro Historico and Marbella beaches, with a quieter feel than the walled city | Small stock base means fewer choices and prices can jump building by building | Premium |
| 9 | Serena del Mar / Zona Norte | COP 7,800,000 | COP 640,000,000 | COP 380,000,000 | COP 360,000,000 | COP 440,000,000 | COP 690,000,000 | Master-planned new condos | Modern urban plan, newer projects, and better suited to buyers wanting fresh building stock | Distance from old Cartagena and dependence on future area build-out remain real trade-offs | Mid-Market |
| 10 | Marbella | COP 7,300,000 | COP 700,000,000 | COP 420,000,000 | COP 410,000,000 | COP 500,000,000 | COP 730,000,000 | Seafront mid-rise condos | Seafront position near Centro Historico and the airport offers strong convenience for everyday use | Building quality varies a lot and some stretches feel busy or uneven | Mid-Market |
| 11 | Manga | COP 6,800,000 | COP 790,000,000 | COP 280,000,000 | COP 310,000,000 | COP 420,000,000 | COP 690,000,000 | Family-sized residential condos | Strong residential identity, larger layouts, and good value for buyers prioritizing everyday living over beachfront status | Less beach appeal and less trophy status than Cartagena's top coastal neighborhoods | Mid-Market |
| 12 | Pie de la Popa | COP 5,400,000 | COP 520,000,000 | COP 260,000,000 | COP 250,000,000 | COP 330,000,000 | COP 500,000,000 | Practical city condos | One of the clearest lower-entry options for buyers who want city access without paying for premium beachfront pricing | Less prestige, fewer standout amenities, and weaker sea-view appeal than most other Cartagena neighborhoods | Affordable |
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Key insights about condo purchase prices in Cartagena
Insights
- Cartagena's condo market is not one single market. It splits clearly into three price bands: a luxury coastal tier, a premium coastal tier, and a more accessible inner-city tier, and the price gap between the top and the bottom is about 3 times on a per-square-meter basis.
- Bocagrande has the highest price per square meter in Cartagena in 2026 at around COP 16,200,000 per m², but Castillogrande has the highest median unit price at COP 1,950,000,000 because units there are simply much larger on average.
- A buyer with a budget of COP 400,000,000 to COP 700,000,000 has real options in at least six Cartagena neighborhoods, including El Laguito, Crespo, Serena del Mar, Marbella, and Manga, not just in the city's most affordable areas.
- Centro Historico condos in Cartagena carry some of the highest prices despite limited supply, because heritage scarcity and location prestige push values up in a market where very few units ever come available.
- Two-bedroom Cartagena condos show the sharpest price jumps in top neighborhoods, with the gap between a one-bedroom and a two-bedroom reaching over COP 400,000,000 in places like Bocagrande and Castillogrande, driven by overlapping family and investor demand.
- Manga stands out among mid-market Cartagena neighborhoods because it offers some of the city's largest residential layouts at a per-square-meter cost well below the coastal premium areas, making it one of the better value options for a real residential buyer.
- Studio condos in tourism-linked Cartagena neighborhoods like Bocagrande and El Laguito hold their value relatively well because short-term rental demand from tourists keeps baseline prices resilient even when the broader market softens.
- Serena del Mar and Zona Norte represent the clearest "buy new, live later" story in Cartagena in 2026, with newer building stock at mid-market prices, but with a real trade-off in terms of distance from the historic city and dependence on ongoing area development.
- El Cabrero is a small enough Cartagena market that a single premium building can pull neighborhood averages up significantly, so comparing individual buildings matters more here than in larger submarkets like Bocagrande or Crespo.
- The lowest realistic starting budget to buy a condo anywhere in the Cartagena market in 2026 is around COP 260,000,000, found in Pie de la Popa, which is less than half the starting budget in Bocagrande and about a quarter of the starting price in Castillogrande.
- DANE reported that new apartment prices in Colombia grew by around 9% year over year in late 2025, which means Cartagena condo prices in April 2026 are meaningfully higher in nominal terms than they were just 12 months earlier.
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About our methodology
Cartagena does not publish an official condo-price dataset broken down by neighborhood, so building a reliable picture requires combining multiple sources and being transparent about where the data comes from and how it was used.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Cartagena.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Cartagena neighborhood, we aggregated the freshest condo purchase price data available. When possible, we cross-checked multiple portals to confirm the same price range before accepting it as a valid estimate.
This allowed us to estimate the average price per square meter and the median property price for each Cartagena neighborhood covered in this article.
We also calculated the starting budget for each neighborhood, which represents the lowest realistic entry point to buy a condo there. This is not the cheapest possible listing found anywhere online, but a real and achievable floor for a standard Cartagena condo purchase.
For each condo category, we estimated an average purchase price based on local market conventions in Cartagena. The typical size and layout of a studio, a one-bedroom, and a two-bedroom condo vary across neighborhoods, so we adapted our estimates accordingly rather than applying one flat number across the city.
We also used DANE's official Colombian housing price index and institutional research from BBVA and Camacol to anchor the direction of Cartagena condo prices into April 2026, rather than treating the market as flat.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Cartagena.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Cartagena, we rely on verifiable sources and a transparent methodology.
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 it's authoritative | How we used it |
|---|---|---|
| DANE (IPVN) | DANE is Colombia's official national statistics office and the primary source for housing price index data in the country. | We used it to anchor the national direction of apartment prices into early 2026. We applied DANE's reported 9.15% year-over-year growth figure as a trend anchor when carrying late-2025 listing evidence into April 2026. |
| BBVA Research (Colombia Real Estate Outlook 2025) | BBVA Research is a major institutional publisher with transparent macro and sector methodologies applied to the Colombian real estate market. | We used it to frame the 2025 to 2026 housing cycle, the financing backdrop, and market momentum in Colombia. We also used it as a macro cross-check against the local Cartagena asking-price evidence gathered from listing portals. |
| Camacol | Camacol is Colombia's main construction and housing industry association and a recognized reference for national residential market conditions. | We used it to confirm the broader new-housing context and national market conditions. We relied on Camacol as a second institutional cross-check alongside DANE and BBVA Research. |
| FincaRaiz (Cartagena apartment listings) | FincaRaiz is one of Colombia's largest property portals and is widely used by both individual buyers and real estate brokers across the country. | We used it to observe live asking prices, entry budgets, unit sizes, and bedroom mixes across Cartagena. We also used neighborhood-specific pages for Bocagrande, Castillogrande, Manga, Crespo, Marbella, El Laguito, El Cabrero, San Diego, Centro Historico, and Pie de la Popa to build realistic price bands by area. |
| Metrocuadrado (Cartagena apartment listings) | Metrocuadrado is a major Colombian property marketplace with broad coverage of active listings across cities including Cartagena. | We used it as an independent second portal to cross-check neighborhood positioning and active supply levels in Cartagena. We relied on it especially for Serena del Mar and Pie de la Popa, where a single portal alone can distort the picture. |
| Properati (Cartagena inventory pages) | Properati is a recognized Latin American property portal with useful neighborhood-level inventory visibility across Colombian cities. | We used it to sense relative neighborhood depth and current condo search activity in Cartagena. We used it as a third private-sector cross-check to reduce the risk of single-portal bias in our estimates. |
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