As of 2026, the median house price in Cartagena is about COP 900 million, while the average house price in Cartagena is closer to COP 1.4 billion because expensive colonial, coastal and large-family houses pull the market upward.
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In this guide, we focus only on houses in Cartagena, not apartments, lots, hotels or commercial property.
Cartagena is a special market because ordinary family houses, colonial homes, coastal villas and gated-community houses can sit in the same city but behave like different markets.
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.
How much do houses cost in Cartagena as of 2026?
What's the median and average house price in Cartagena as of 2026?
As of 2026, the estimated median house price in Cartagena is about COP 900 million, which is roughly USD 257,000 or EUR 222,000, while the estimated average house price in Cartagena is about COP 1.4 billion, or roughly USD 400,000 and EUR 346,000.
A normal range that covers most realistic house purchases in Cartagena in 2026 is about COP 350 million to COP 2.2 billion, or roughly USD 100,000 to USD 629,000 and EUR 86,000 to EUR 543,000.
The median and average prices differ because Cartagena has many normal family houses below COP 1 billion, but also a small number of very expensive homes in Centro Histórico, Manga, Castillogrande, Bocagrande and Serena del Mar.
At the median price in Cartagena in 2026, a buyer can usually expect a 3-bedroom older house or townhouse of about 150 m² to 220 m² in areas such as Torices, Pie de la Popa, Alto Bosque, Los Alpes, Ternera or El Recreo.
What's the cheapest livable house budget in Cartagena as of 2026?
As of 2026, the cheapest livable house budget in Cartagena is about COP 280 million to COP 350 million, which is roughly USD 80,000 to USD 100,000 and EUR 69,000 to EUR 86,000.
At this entry price in Cartagena in 2026, livable usually means basic structure, working utilities, simple finishes, limited parking, no pool, and probably some repairs rather than a move-in-ready foreign-buyer home.
The cheapest livable houses in Cartagena are usually found in Olaya Herrera, El Pozón, Nelson Mandela, La María, La Candelaria, parts of Torices and parts of Alto Bosque.
This entry budget can work, but a foreign buyer should be extra careful with title checks, street-by-street safety, flood exposure, roof condition and the real cost of renovations.
How much do 2 and 3-bedroom houses cost in Cartagena as of 2026?
As of 2026, a typical 2-bedroom house in Cartagena costs about COP 500 million to COP 850 million, or roughly USD 143,000 to USD 243,000 and EUR 123,000 to EUR 210,000, while a 3-bedroom house usually costs about COP 750 million to COP 1.6 billion, or roughly USD 214,000 to USD 457,000 and EUR 185,000 to EUR 395,000.
A realistic 2-bedroom house range in Cartagena in 2026 is COP 500 million to COP 850 million because compact house stock is limited and many smaller homes are either basic outer-neighborhood homes or renovated central homes.
A realistic 3-bedroom house range in Cartagena in 2026 is COP 750 million to COP 1.6 billion, with better value often found in Torices, Pie de la Popa, Los Alpes, El Recreo, Alto Bosque and Ternera.
The typical premium for moving from a 2-bedroom to a 3-bedroom house in Cartagena is about 35% to 75%, because buyers usually get more land, parking, family space and better neighborhood options at the same time.
How much do 4-bedroom houses cost in Cartagena as of 2026?
As of 2026, a typical 4-bedroom house in Cartagena costs about COP 1.2 billion to COP 2.5 billion, which is roughly USD 343,000 to USD 714,000 and EUR 296,000 to EUR 617,000.
A realistic 5-bedroom house range in Cartagena in 2026 is about COP 1.8 billion to COP 4.5 billion, or roughly USD 514,000 to USD 1.29 million and EUR 444,000 to EUR 1.11 million.
A realistic 6-bedroom house range in Cartagena in 2026 is about COP 2.5 billion to COP 7 billion, or roughly USD 714,000 to USD 2 million and EUR 617,000 to EUR 1.73 million.
The jump from 4 bedrooms to 5 or 6 bedrooms in Cartagena is often really a jump into large-lot homes, pool homes, colonial houses or boutique-rental-style houses, not just one or two extra rooms.
Please note that we give much more detailed data in our pack about the property market in Cartagena.
How much do new-build houses cost in Cartagena as of 2026?
As of 2026, a new-build house in Cartagena usually costs about COP 1.1 billion to COP 2.3 billion, which is roughly USD 314,000 to USD 657,000 and EUR 272,000 to EUR 568,000.
New-build houses in Cartagena in 2026 usually carry a premium of about 12% to 18% over similar older resale houses, especially in Serena del Mar, Zona Norte, Manzanillo del Mar and planned gated communities.
This new-build premium in Cartagena is mostly about security, parking, modern infrastructure, lower repair risk and easier daily living, not only about newer finishes.
How much do houses with land cost in Cartagena as of 2026?
As of 2026, a house with meaningful land in Cartagena usually costs about COP 1.2 billion to COP 3.5 billion, which is roughly USD 343,000 to USD 1 million and EUR 296,000 to EUR 864,000.
In Cartagena in 2026, a house with land usually means a plot of at least 400 m² to 800 m², because a small patio or terrace is common and should not be counted as real land.
These houses are easier to find in Zona Norte, Manzanillo del Mar, Pontezuela, Bayunca, Turbaco and suburban gated communities than in central Cartagena, where land is scarce.
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Where are houses cheapest and most expensive in Cartagena as of 2026?
Which neighborhoods have the lowest house prices in Cartagena as of 2026?
As of 2026, the lowest house prices in Cartagena are usually in Nelson Mandela, El Pozón, Olaya Herrera, La María, La Candelaria, parts of Torices and parts of Alto Bosque.
In these cheaper Cartagena neighborhoods in 2026, a realistic livable house range is about COP 250 million to COP 600 million, or roughly USD 71,000 to USD 171,000 and EUR 62,000 to EUR 148,000.
These neighborhoods are cheaper because many homes are farther from the tourist core, have weaker resale liquidity, need more title and renovation checks, and can vary sharply from one street to the next.
For a foreign buyer in Cartagena, Torices is usually the most interesting cheaper area because it is much closer to Centro Histórico than outer low-cost districts.
Which neighborhoods have the highest house prices in Cartagena as of 2026?
As of 2026, the three most expensive house areas in Cartagena are Centro Histórico and San Diego, Castillogrande, and Bocagrande, with Manga, Getsemaní and El Cabrero close behind.
In these premium Cartagena neighborhoods in 2026, typical house prices run from about COP 2 billion to more than COP 10 billion, or roughly USD 571,000 to more than USD 2.86 million and EUR 494,000 to more than EUR 2.47 million.
These areas command the highest prices because they combine scarce land, heritage value, sea access, tourism income potential, prestige, and very limited house supply.
The typical buyer in these premium Cartagena areas is often a wealthy Colombian family, an international buyer, a boutique-hospitality investor, or a second-home buyer who wants a rare asset rather than a normal family house.
How much do houses cost near the city center in Cartagena as of 2026?
As of 2026, houses near Cartagena’s city center, meaning Centro Histórico, San Diego, Getsemaní, El Cabrero, Marbella, Torices and Pie de la Popa, usually cost about COP 650 million to COP 6 billion, or roughly USD 186,000 to USD 1.71 million and EUR 160,000 to EUR 1.48 million.
Near major transit corridors in Cartagena in 2026, especially Transcaribe routes and Avenida Pedro de Heredia, houses usually cost about COP 450 million to COP 1.2 billion, or roughly USD 129,000 to USD 343,000 and EUR 111,000 to EUR 296,000.
Near top schools in Cartagena in 2026, including Colegio Jorge Washington, Colegio Británico de Cartagena, Gimnasio Cartagena and Colegio Montessori Cartagena, a good family house usually costs about COP 900 million to COP 3 billion, or roughly USD 257,000 to USD 857,000 and EUR 222,000 to EUR 741,000.
In expat-popular Cartagena areas such as Centro Histórico, Getsemaní, Manga, Bocagrande, Castillogrande, Crespo and Serena del Mar, houses usually cost about COP 1.4 billion to COP 8 billion, or roughly USD 400,000 to USD 2.29 million and EUR 346,000 to EUR 1.98 million.
How much do houses cost in the suburbs in Cartagena as of 2026?
As of 2026, suburban houses in Cartagena usually cost about COP 450 million to COP 1.6 billion, which is roughly USD 129,000 to USD 457,000 and EUR 111,000 to EUR 395,000.
Suburban houses in Cartagena are often 35% to 60% cheaper than city-center or coastal houses, although the discount can disappear for newer gated communities with strong security and modern infrastructure.
The most popular suburban areas for Cartagena house buyers include Ternera, Los Alpes, El Recreo, San José de los Campanos, Alameda La Victoria, Villa Estrella, Turbaco and parts of Zona Norte.
Suburban Cartagena is often more practical for year-round living because buyers can get more parking, more space and less tourist noise for the same budget.
What areas in Cartagena are improving and still affordable as of 2026?
As of 2026, the best improving and still affordable areas in Cartagena for house buyers are Torices, Pie de la Popa, Marbella, Alto Bosque, Los Alpes, Ternera and selected parts of La Boquilla and Zona Norte.
In these improving Cartagena areas in 2026, typical house prices usually sit between COP 450 million and COP 1.3 billion, or roughly USD 129,000 to USD 371,000 and EUR 111,000 to EUR 321,000.
The main sign of improvement is the price gap between these areas and nearby premium neighborhoods, especially where access to Centro Histórico, the airport, Avenida Pedro de Heredia or northern developments is getting more valuable.
For a foreign buyer, Torices is the clearest value play near the historic center, while Ternera and Los Alpes are more practical choices for families who want space and easier daily living.
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What extra costs should I budget for a house in Cartagena right now?
What are typical buyer closing costs for houses in Cartagena right now?
For a house in Cartagena in 2026, a foreign buyer should usually budget 3.5% to 5.5% of the purchase price for closing costs.
On a COP 900 million house in Cartagena, this means about COP 32 million to COP 50 million, or roughly USD 9,000 to USD 14,000 and EUR 8,000 to EUR 12,000, including notary, registry, certificates, legal review, title study, interpreter help and inspection.
The largest closing cost for a foreign house buyer in Cartagena is usually the combined legal and due-diligence work, because title, zoning, prior liens and construction condition matter more than a simple portal listing suggests.
We cover all these costs and what are the strategies to minimize them in our property pack about Cartagena.
How much are property taxes on houses in Cartagena right now?
In Cartagena in 2026, a normal mid-market house often has an annual predial bill of about COP 1.5 million to COP 5 million, or roughly USD 430 to USD 1,430 and EUR 370 to EUR 1,230.
Property tax on houses in Cartagena is calculated on the cadastral value, not the market price, so a house that sells for COP 900 million can have a lower taxable base.
Premium houses in Cartagena can pay much more, often about COP 6 million to COP 20 million or more per year, especially in coastal, heritage or high-cadastral-value areas.
How much is home insurance for a house in Cartagena right now?
In Cartagena in 2026, typical home insurance for a normal house costs about COP 800,000 to COP 2.5 million per year, or roughly USD 230 to USD 710 and EUR 200 to EUR 620.
Premium coastal, colonial or large houses in Cartagena can cost about COP 3 million to COP 8 million per year to insure, or roughly USD 860 to USD 2,290 and EUR 740 to EUR 1,980.
The main factors that affect home insurance in Cartagena are property value, construction quality, flood exposure, theft risk, contents value, liability cover, old plumbing, roof condition and salt-air damage.
What are typical utility costs for a house in Cartagena right now?
In Cartagena in 2026, a normal family house usually costs about COP 600,000 to COP 1.5 million per month in utilities, or roughly USD 170 to USD 430 and EUR 150 to EUR 370.
A typical monthly breakdown for a Cartagena house is about COP 350,000 to COP 1.1 million for electricity, COP 80,000 to COP 250,000 for water and sewerage, COP 30,000 to COP 100,000 for gas, and COP 100,000 to COP 250,000 for internet and basic services.
Large Cartagena houses with air-conditioning, gardens, pools or short-stay guests can easily spend COP 1.5 million to COP 3.5 million per month, or roughly USD 430 to USD 1,000 and EUR 370 to EUR 864.
What are common hidden costs when buying a house in Cartagena right now?
In Cartagena in 2026, common hidden costs for a house buyer can easily add COP 20 million to COP 120 million, or roughly USD 5,700 to USD 34,000 and EUR 4,900 to EUR 30,000, before any large renovation.
Typical inspection fees in Cartagena in 2026 are about COP 500,000 to COP 1.5 million, or roughly USD 140 to USD 430 and EUR 120 to EUR 370, but larger or older houses can cost COP 2 million to COP 5 million to inspect properly.
Other hidden costs in Cartagena include legal title review, humidity repairs, roof work, plumbing upgrades, pool maintenance, security cameras, gates, air-conditioning replacement and extra cleaning after salt-air damage.
The hidden cost that surprises first-time Cartagena house buyers the most is usually climate-related repair work, because humidity, old roofs, salt air and hidden plumbing problems can turn a cheap-looking house into an expensive project.
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What do locals and expats say about the market in Cartagena as of 2026?
Do people think houses are overpriced in Cartagena as of 2026?
As of 2026, many locals and expats think houses are overpriced in Cartagena’s tourist and coastal areas, but they still see fairer value in Torices, Pie de la Popa, Los Alpes, Ternera, Alto Bosque and Turbaco.
A well-priced ordinary house in Cartagena can often sell in about 75 to 120 days, while an overpriced colonial, coastal or luxury house can stay on the market for 6 to 12 months.
The main reason people call Cartagena houses expensive is that a small number of scarce colonial and coastal homes set the public image of the market, even though many ordinary houses trade far below those headline prices.
Compared with 2024 and 2025, sentiment in Cartagena in 2026 feels more selective because buyers still want prime homes, but they are more careful with renovation-heavy houses and over-optimistic tourist-rental pricing.
Are prices still rising or cooling in Cartagena as of 2026?
As of 2026, house prices in Cartagena are still rising overall, but the rise is stronger for scarce prime houses and new northern communities than for older houses that need work.
Our estimate is that Cartagena house prices are up about 6% to 9% year over year in 2026, with prime coastal and heritage houses closer to 8% to 12% and outer working-class areas closer to 3% to 6%.
Over the next 6 to 12 months, local market signals point to slower but still positive price growth in good areas, while overpriced older houses should need discounts or longer selling times.
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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. | We used it to anchor the 2026 new-house price trend. We treated it as a trend source, not a Cartagena neighborhood price list. |
| Banco de la República IPVU | Colombia’s central bank tracks used-housing price trends. | We used it to sanity-check older-home price direction. We did not use it as a micro-pricing source for Cartagena houses. |
| Properati Cartagena houses | It gives house-only listings and average asking prices. | We used it as the main house-only asking-price anchor. We adjusted for luxury-listing bias with other portals and our own checks. |
| Metrocuadrado Cartagena housing | It is a major Colombian real-estate portal. | We used it to check active supply and neighborhood texture. We did not rely on it as the only price source. |
| Fincaraíz Cartagena houses | It is one of Colombia’s largest property portals. | We used it to cross-check resale and new-project prices. We kept apartment-heavy results separate from house-only estimates. |
| Ciencuadras Cartagena projects | It tracks Colombian property listings and projects. | We used it to confirm limited new house supply. We also used it to check northern and planned-community pricing. |
| Alcaldía de Cartagena predial 2026 | The city government sets local property-tax rules. | We used it for the 2026 predial calendar. We estimated tax bills using cadastral-value logic, not market prices. |
| Superintendencia de Notariado y Registro | SNR regulates notary and registry fees in Colombia. | We used it to anchor official registry-cost items. We added practical legal and due-diligence allowances for foreign buyers. |
| Aguas de Cartagena | It is Cartagena’s local water and sewerage provider. | We used it to estimate water and sewer bills. We adjusted costs upward for larger houses, pools and gardens. |
| Surtigas | It is the local natural-gas provider. | We used it to estimate gas costs. We kept gas modest because electricity is usually the larger Cartagena house bill. |
| Afinia | It operates electricity service on Colombia’s Caribbean coast. | We used it to frame electricity cost risk. We gave higher ranges because air-conditioning matters a lot in Cartagena houses. |
| Fasecolda | It represents Colombia’s insurance industry. | We used it as an insurance-market reference. We adjusted home-insurance estimates for Cartagena’s climate, value and risk profile. |
For currency conversions in this article, we used simple mid-June 2026 rounded rates of about COP 3,500 per USD and COP 4,050 per EUR, so buyers can read the estimates quickly.
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