Get all the data you need about the real estate market in Cartagena
This blog post covers residential house purchase prices in Cartagena as of 2026, and we update it regularly so the data you see here is always current.
Whether you are looking at Bocagrande or a more affordable neighborhood, prices in Cartagena vary a lot depending on where you buy.
This guide breaks down the market by neighborhood so you can quickly understand what budget you need and what to expect.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Cartagena.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Cartagena neighborhood for houses | Bocagrande |
| Most affordable Cartagena neighborhood for houses | Olaya Herrera |
| Average price per square meter across all Cartagena neighborhoods | COP 5,800,000 |
| Median house price across Cartagena | COP 900,000,000 |
| Lowest realistic starting budget to buy a house in Cartagena | COP 250,000,000 |
| Most expensive house type in Cartagena (by bedroom count) | Four-bedroom house |
| Most affordable house type in Cartagena (by bedroom count) | Two-bedroom house |
| Average price for a two-bedroom house in Cartagena | COP 770,000,000 |
| Average price for a three-bedroom house in Cartagena | COP 950,000,000 |
| Average price for a four-bedroom house in Cartagena | COP 1,450,000,000 |
| Price gap between the most expensive and least expensive Cartagena neighborhood | About 66% difference (Bocagrande vs Olaya Herrera) |
| Price spread across Cartagena neighborhoods | COP 3,200,000 to COP 9,500,000 per square meter |
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Cartagena neighborhoods in 2026 ranked by house purchase price
This table ranks the main neighborhoods in the Cartagena housing market by house 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 two-bedroom house, a three-bedroom house, and a four-bedroom house, the typical buyer profile, 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 Two-Bedroom House | Average Price for a Three-Bedroom House | Average Price for a Four-Bedroom House | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Bocagrande | COP 9,500,000 | COP 2,200,000,000 | COP 1,600,000,000 | COP 1,700,000,000 | COP 2,200,000,000 | COP 3,200,000,000 | High-net-worth buyers seeking a prime coastal address | Prime location on the coast, easy walkability, strong prestige, and close to key services and tourism hubs in Cartagena | Very few houses available, noise and congestion from tourism, and high ongoing maintenance costs | Luxury |
| 2 | Castillogrande | COP 9,200,000 | COP 2,000,000,000 | COP 1,500,000,000 | COP 1,600,000,000 | COP 2,000,000,000 | COP 3,000,000,000 | Elite local families looking for a quieter upscale setting | Quiet and secure peninsula, direct beachfront access, and strong long-term value retention in the Cartagena market | Very scarce house supply, strict zoning rules, and high entry prices that exclude most buyers | Luxury |
| 3 | Manga | COP 7,500,000 | COP 1,400,000,000 | COP 1,000,000,000 | COP 1,100,000,000 | COP 1,400,000,000 | COP 2,100,000,000 | Established local families who value central location and prestige | Historic charm, large plot sizes, quieter than tourist zones, and one of Cartagena's most prestigious residential areas for houses | Older housing stock is common and renovation costs can be significant | Premium |
| 4 | Crespo | COP 6,800,000 | COP 1,200,000,000 | COP 900,000,000 | COP 950,000,000 | COP 1,200,000,000 | COP 1,800,000,000 | Airport-area professionals and buyers seeking beachfront access | Close to the airport, beachfront access, residential atmosphere, and strong rental demand in the Cartagena market | Aircraft noise can be a daily issue, limited new supply, and prices have been rising steadily | Premium |
| 5 | Marbella | COP 6,200,000 | COP 1,050,000,000 | COP 800,000,000 | COP 850,000,000 | COP 1,050,000,000 | COP 1,600,000,000 | Urban family buyers looking for ocean views near the Old City | Close to Cartagena's Old City, ocean views available, growing neighborhood popularity, and improving local infrastructure | Traffic congestion, mixed urban density, and ongoing construction can disrupt daily life | Premium |
| 6 | El Cabrero | COP 6,000,000 | COP 1,000,000,000 | COP 750,000,000 | COP 800,000,000 | COP 1,000,000,000 | COP 1,500,000,000 | Heritage-oriented buyers who want to be near the historic center | Historic character, quieter streets, close to Cartagena's Old City, and strong long-term appreciation potential | Limited inventory, heritage preservation rules restrict changes, and older homes often need upgrades | Premium |
| 7 | Pie de la Popa | COP 5,500,000 | COP 850,000,000 | COP 650,000,000 | COP 700,000,000 | COP 850,000,000 | COP 1,300,000,000 | Families looking to upgrade within a quieter part of Cartagena | Elevated views over the city, quieter residential feel, and reasonable access to Cartagena's city center | Hillside access can be tricky, and infrastructure quality varies across the neighborhood | Mid-Market |
| 8 | Los Alpes | COP 4,800,000 | COP 650,000,000 | COP 500,000,000 | COP 550,000,000 | COP 650,000,000 | COP 1,000,000,000 | Middle-income families who want good schools and central access | Good schools nearby, balanced pricing for the Cartagena market, solid central access, and stable buyer demand | Limited luxury appeal and fewer premium amenities compared to higher-tier Cartagena neighborhoods | Mid-Market |
| 9 | Alto Bosque | COP 4,500,000 | COP 600,000,000 | COP 450,000,000 | COP 500,000,000 | COP 600,000,000 | COP 900,000,000 | Working professionals seeking affordable housing close to industrial areas | Close to industrial zones, affordable by Cartagena standards, and connectivity is improving | Less scenic surroundings, industrial neighbors, and weaker long-term price appreciation than coastal areas | Mid-Market |
| 10 | El Recreo | COP 4,200,000 | COP 550,000,000 | COP 420,000,000 | COP 450,000,000 | COP 550,000,000 | COP 850,000,000 | First-time buyers and young families with a moderate budget | Established residential neighborhood, affordable entry point for Cartagena, and good transport links | Older homes dominate the market and modern inventory is limited | Affordable |
| 11 | Torices | COP 3,800,000 | COP 450,000,000 | COP 350,000,000 | COP 380,000,000 | COP 450,000,000 | COP 700,000,000 | Value-focused buyers with upside potential in mind | Close to the city center, lower prices than most Cartagena areas, and strong appreciation potential as urban renewal progresses | Security perception is uneven and infrastructure quality is inconsistent across the neighborhood | Affordable |
| 12 | Olaya Herrera | COP 3,200,000 | COP 350,000,000 | COP 250,000,000 | COP 300,000,000 | COP 350,000,000 | COP 550,000,000 | Budget-conscious local households looking for the lowest entry point in Cartagena | Lowest entry prices in the Cartagena house market, strong local community, and improving accessibility | Limited services, lower perceived security, and slower price appreciation than other Cartagena neighborhoods | Budget |
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Key insights about house purchase prices in Cartagena
Insights
- House prices in Cartagena drop by about 66% from Bocagrande to Olaya Herrera, showing just how sharply the market is split between its luxury coastal zones and its more affordable inland neighborhoods.
- In Bocagrande and Castillogrande, houses are extremely rare. Apartments dominate both areas, so if you specifically want a house in Cartagena's most prestigious coastal zones, supply is very tight and prices reflect that scarcity.
- Manga offers the best balance of prestige and livability for houses in Cartagena. It combines historic character, large plots, and a quieter setting at prices roughly 20% below Bocagrande.
- Coastal neighborhoods in Cartagena command a 20 to 30% premium over comparable inland residential areas, driven by beach access, views, and stronger rental demand from tourists and short-term tenants.
- The realistic entry point to buy a house anywhere in Cartagena starts at around COP 250 million in Olaya Herrera. Below that, you are unlikely to find a standard residential house in the city.
- Crespo benefits from airport proximity, which consistently boosts both rental demand and resale values. For buyers who travel frequently or want a property with strong rental income potential, Crespo is a practical choice in the Cartagena market.
- Four-bedroom houses in Cartagena cost roughly 60 to 80% more than two-bedroom houses in the same neighborhood. The jump is steeper in premium areas where larger homes are rare.
- El Cabrero and Marbella are seeing increased interest from buyers who cannot afford Bocagrande or the Old City directly. This spillover demand is pushing prices up steadily in both neighborhoods.
- Industrial proximity in areas like Alto Bosque reduces house prices by about 10 to 20% compared to similarly located residential zones. This makes it an affordable entry point but limits long-term appreciation potential.
- Budget neighborhoods like Torices and Olaya Herrera carry the highest risk but also the highest long-term upside. Urban renewal is gradually improving both areas, and early buyers could see stronger appreciation over the next decade.
- Renovation costs are a major hidden expense in older Cartagena neighborhoods like Manga and El Cabrero. Many houses in these areas need significant work, which can add tens of millions of pesos to the real cost of ownership.
- Mid-market areas like Los Alpes offer the best price-to-space ratio for family buyers in Cartagena. You get more square meters, good schools nearby, and central access at roughly half the price of a premium neighborhood.
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About our methodology
We built this dataset specifically for the Cartagena residential house market, focusing only on houses and excluding apartments, condos, and mixed-use units.
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 about house prices in Cartagena, 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 house purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood in Cartagena.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a house in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard house purchase in Cartagena.
For each house category, we estimated an average purchase price based on local market conventions in Cartagena. The typical size and layout of a two-bedroom, a three-bedroom, and a four-bedroom house can vary across neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and house type to better reflect local ownership conditions and price levels in the Cartagena market.
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 Colombia | Colombia's official national statistics agency, the primary source for housing and price data in the country. | We used DANE data to understand macro housing trends and price evolution in Cartagena. We then used it to anchor realistic price ranges and segment the market accurately. |
| Banco de la República | Colombia's central bank, providing authoritative economic and real estate indicators at a national level. | We used central bank reports to put price growth, inflation, and mortgage conditions in context for the Cartagena market. We used it to validate affordability thresholds across neighborhoods. |
| Camacol | The Colombian Chamber of Construction is the main industry body that tracks housing supply and demand across all Colombian cities. | We used Camacol reports to identify active residential zones and demand patterns specific to Cartagena. We used it to cross-check which neighborhoods are seeing the most buyer activity. |
| Lonja de Propiedad Raiz de Cartagena | The local real estate association in Cartagena, with granular transaction-level data that national sources do not capture. | We used local transaction data from the Lonja to refine neighborhood-level pricing in Cartagena. We used it specifically to validate house pricing and distinguish it from apartment data. |
| Finca Raiz | Colombia's largest real estate listings portal, with thousands of active property listings across Cartagena and the whole country. | We used Finca Raiz to analyze active house listings and price distributions by neighborhood in Cartagena. We extracted realistic averages for each area after filtering strictly for houses. |
| Properati Colombia | A major property listings platform across Latin America with a significant presence in the Colombian market. | We used Properati listing data to estimate starting budgets and bedroom-specific pricing in Cartagena. We filtered the results strictly for houses to avoid mixing apartment data into our estimates. |
| Numbeo Property Index | A widely referenced global database with user-reported property price benchmarks across hundreds of cities worldwide. | We used Numbeo as a secondary reference to cross-check price ranges for Cartagena. We compared it against local Colombian sources to avoid over-reliance on any single data point. |
| Knight Frank Latin America | A globally recognized real estate consultancy with structured research methodology covering premium and luxury markets in the region. | We used Knight Frank data to benchmark the luxury segment of the Cartagena house market. We used it to validate the positioning of neighborhoods like Bocagrande and Castillogrande. |
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