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SUMMARY
We analyzed residential property rental yields in Cartagena, as of 2026, for foreign residential property buyers, using the raw Cartagena dataset provided and turning it into a clear buyer guide.
Using this data, we built a practical view of current residential purchase prices, average monthly rents, gross rental yields, and net rental yields across the Cartagena neighborhoods included in the tracker.
This page is updated regularly, so the numbers should be read as a current Cartagena residential property yield snapshot for May 2026.
The main finding is simple: the best income profile is not in the most famous beachfront or historic areas. It is mostly in practical residential neighborhoods where purchase prices are still moderate and rents are supported by real local demand.
Manga is the strongest modeled yield area in the dataset. Its 3-bedroom apartment estimate reaches 7.7% gross yield and 6.3% net yield, which is the highest net yield shown in the table.
Crespo also stands out for beginner buyers. Its modeled net yields range from 4.3% to 5.4%, helped by airport access, beach access, supermarkets, schools, and a calmer residential tenant base.
El Cabrero, Marbella, and El Laguito also show useful rent-to-price relationships, although El Laguito and some tourist-oriented areas carry more seasonality and building-rule risk.
The weakest pure rental-yield areas are Castillogrande, Bocagrande in some segments, and parts of Centro Histórico and San Diego. These areas can be excellent lifestyle or capital-preservation locations, but high purchase prices and heavier operating costs compress net yield.
Tourist-oriented units in Centro Histórico, San Diego, Getsemaní, El Laguito, and beach-condo zones can produce attractive headline rent. But the net yield can fall quickly once cleaning, furnishing wear, platform fees, vacancy, management, building restrictions, and compliance are included.
For a beginner foreign buyer, the cleanest Cartagena strategy is usually a well-managed 2-bedroom apartment in Crespo, Manga, Marbella, or El Cabrero, or a 3-bedroom apartment in Manga when the budget and tenant screening process are strong.
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Residential property rental yields in Cartagena in 2026
This table compares residential property rental yields in Cartagena by neighborhood and bedroom count.
For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom properties where those formats are included in the dataset.
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| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Bocagrande | COP 990m | COP 2.6m | 3.2% | 1.4% | COP 1,100m | COP 4.2m | 4.6% | 2.8% | COP 1,450m | COP 5.0m | 4.1% | 2.3% |
| Castillogrande | COP 1,200m | COP 3.2m | 3.2% | 1.5% | COP 1,850m | COP 5.0m | 3.2% | 1.5% | COP 3,100m | COP 7.2m | 2.8% | 1.1% |
| Centro Histórico / San Diego | COP 900m | COP 4.0m | 5.3% | 2.1% | COP 1,200m | COP 6.2m | 6.2% | 3.0% | COP 2,200m | COP 9.5m | 5.2% | 2.0% |
| Crespo | COP 480m | COP 2.3m | 5.8% | 4.3% | COP 672m | COP 3.4m | 6.1% | 4.6% | COP 700m | COP 4.0m | 6.9% | 5.4% |
| El Cabrero | COP 750m | COP 3.4m | 5.4% | 3.7% | COP 780m | COP 3.8m | 5.8% | 4.1% | COP 850m | COP 4.3m | 6.1% | 4.4% |
| El Laguito | COP 450m | COP 2.3m | 6.1% | 4.1% | COP 750m | COP 3.6m | 5.8% | 3.8% | COP 950m | COP 4.2m | 5.3% | 3.3% |
| Getsemaní | COP 760m | COP 3.6m | 5.7% | 2.6% | COP 1,100m | COP 5.5m | 6.0% | 2.9% | COP 1,800m | COP 7.5m | 5.0% | 1.9% |
| La Boquilla | COP 520m | COP 2.0m | 4.6% | 2.5% | COP 760m | COP 2.8m | 4.4% | 2.3% | COP 980m | COP 4.8m | 5.9% | 3.8% |
| Manga | COP 560m | COP 2.6m | 5.6% | 4.2% | COP 720m | COP 3.5m | 5.8% | 4.4% | COP 780m | COP 5.0m | 7.7% | 6.3% |
| Marbella | COP 670m | COP 2.9m | 5.2% | 3.6% | COP 730m | COP 3.4m | 5.6% | 4.0% | COP 890m | COP 4.2m | 5.7% | 4.1% |
| Morros / Manzanillo del Mar | COP 620m | COP 2.5m | 4.8% | 2.6% | COP 900m | COP 3.6m | 4.8% | 2.6% | COP 1,250m | COP 5.6m | 5.4% | 3.2% |
| Serena del Mar / Zona Norte | COP 520m | COP 2.1m | 4.8% | 3.0% | COP 720m | COP 3.0m | 5.0% | 3.2% | COP 900m | COP 4.2m | 5.6% | 3.8% |
| Torices / Pie de la Popa | COP 360m | COP 1.7m | 5.7% | 4.4% | COP 520m | COP 2.4m | 5.5% | 4.2% | COP 650m | COP 3.2m | 5.9% | 4.6% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Cartagena?
The neighborhoods that offer the best net yield among areas people actually want to live in Cartagena are Manga, Crespo, El Cabrero, and Marbella.
These areas combine modeled net yields of roughly 3.6% to 6.3% with real residential demand, not only tourist demand. That matters because residential tenant depth is usually more important than a high peak-season rent.
Manga is the clearest yield standout. In the table, 3-bedroom Manga properties show a modeled 7.7% gross yield and 6.3% net yield, helped by relatively moderate purchase prices and strong family-sized rents.
Crespo is probably the best beginner-friendly balance. Its 1-bedroom, 2-bedroom, and 3-bedroom modeled net yields range from 4.3% to 5.4%, which is strong for Cartagena without relying only on tourist turnover.
The local reason is practical. Crespo has airport access, beach access, supermarkets, schools, and a calmer residential profile, while Manga has central access, family demand, port-related professionals, and larger apartments.
The trade-off is that these areas are less glamorous than Castillogrande and less internationally famous than Bocagrande. For a rental-income buyer, that is often the point, because the buyer pays less for prestige and keeps more of the rent as yield.
Where can I find residential properties with above-average yields and below-average entry prices in Cartagena?
The clearest above-average-yield and below-average-entry-price areas in Cartagena are Crespo, Manga, Marbella, and Torices / Pie de la Popa.
These neighborhoods offer lower modeled purchase prices than the prime beachfront and historic zones while still producing credible rents. The key is to avoid confusing cheap entry price with easy rental demand.
Crespo 1-bedroom units are modeled around COP 480m with 4.3% net yield, while 2-bedroom units are around COP 672m with 4.6% net yield. That is far below the entry price in Bocagrande, Castillogrande, or San Diego.
Manga looks even stronger for larger units. A modeled 3-bedroom at COP 780m renting for COP 5.0m per month gives a 6.3% net yield, the strongest net yield in the table.
Torices / Pie de la Popa is cheaper, with modeled 1-bedroom entry around COP 360m, but it is not as liquid. The yield looks attractive because the purchase price is low, not because the tenant pool is as deep as Crespo or Manga.
The trade-off is safety, resale liquidity, and building quality. A beginner should usually prefer a clean, well-managed building in Crespo or Manga over a cheaper but harder-to-resell property in a fringe location.
Where does the rent level justify the purchase price most clearly in Cartagena?
The rent level justifies the purchase price most clearly in Manga, Crespo, El Cabrero, and El Laguito.
These areas have the strongest relationship between monthly rent and acquisition cost in the table. That relationship is important because it shows whether the rent is doing enough work to support the capital invested.
Manga is the strongest numerical case. A modeled 3-bedroom costs COP 780m and rents for COP 5.0m per month, equal to a 7.7% gross yield before costs.
Crespo also looks rational. A modeled 2-bedroom costs COP 672m and rents for COP 3.4m per month, producing about 6.1% gross yield and 4.6% net yield.
El Laguito works when the purchase price is controlled. A modeled 1-bedroom at COP 450m renting for COP 2.3m per month produces about 6.1% gross yield, although tourist-building costs reduce the net estimate to 4.1%.
The local reason is that these neighborhoods have practical tenant demand: airport and beach access in Crespo, central family demand in Manga, tourism spillover in El Laguito, and center-beach access in El Cabrero.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Cartagena?
The best areas to buy for stable rental income rather than maximum yield in Cartagena are Crespo and Manga, followed by Marbella.
These neighborhoods are not always the highest-rent areas, but their tenant pools are broader and less seasonal. That makes them more forgiving for a foreign individual buyer who does not want to manage a tourist rental every week.
Crespo has the best stability profile for a beginner. It has modeled net yields of 4.3% to 5.4%, moderate entry prices, and a real long-term residential base.
Manga is stable because it is not only a tourist bet. Families, professionals, port-related workers, and central-city tenants all use Manga, which supports the 3-bedroom modeled rent of COP 5.0m per month.
Marbella is a useful middle option. It is near the beach and the center, but typically cheaper than the most prestigious coastal addresses.
The trade-off is that stable income rarely means the highest possible headline yield. A tourist apartment in Getsemaní might earn more in good months, but Crespo and Manga should have fewer empty periods and less operational complexity.
What type of residential property should a beginner investor buy to maximize rental profitability in Cartagena?
A beginner investor in Cartagena should usually buy a well-located 2-bedroom apartment in Crespo, Manga, Marbella, or El Cabrero, or a 3-bedroom apartment in Manga if the budget allows.
These property types offer the best balance of entry price, tenant depth, and manageable costs. They are also easier to understand than short-stay colonial units or highly seasonal beach condos.
The strongest single modeled result is Manga 3-bedroom, with 6.3% net yield. But not every beginner wants the larger ticket size or the family-tenant management that comes with a larger apartment.
For most foreign buyers, the safer profitability choice is a 2-bedroom apartment. In Crespo, the modeled 2-bedroom costs COP 672m, rents for COP 3.4m per month, and produces 4.6% net yield.
In Manga, the modeled 2-bedroom costs COP 720m, rents for COP 3.5m per month, and produces 4.4% net yield. That is a practical income profile because it combines a reasonable purchase price with a broad renter base.
One-bedroom tourist units can work in El Laguito, Centro Histórico, San Diego, and Getsemaní, but they require more active management. Short-term rental operators must consider registration, building bylaws, cleaning, furnishing, platform fees, and policy risk.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Cartagena?
The Cartagena neighborhoods that offer strong rental income with the lowest vacancy risk are Crespo, Manga, and Marbella.
These areas have enough rent to make the investment work, but they are not fully dependent on tourist peaks. That is the main reason they are more beginner-friendly than the most famous tourist zones.
Crespo’s modeled 3-bedroom rent is COP 4.0m per month, while Manga’s modeled 3-bedroom rent is COP 5.0m per month. These rents are supported by residential users, not only visitors.
Manga benefits from central access and larger apartments. Crespo benefits from airport proximity, beach access, and a calmer neighborhood profile.
Marbella benefits from its position between the beach corridor and the historic center. It is not the strongest yield neighborhood in the table, but it has practical location value and modeled net yields from 3.6% to 4.1%.
Some high-rent areas have more vacancy risk. Centro Histórico and Getsemaní can earn high nightly rates, but the tenant pool is more seasonal and more exposed to short-rental regulation.
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Which areas look overpriced relative to their rental income in Cartagena?
The areas that look most overpriced relative to their rental income in Cartagena are Castillogrande, Bocagrande, and parts of Centro Histórico / San Diego.
These areas are desirable places to live or own, but their purchase prices are high compared with achievable rent. For income buyers, that gap matters more than prestige.
Castillogrande is the clearest example. The modeled 3-bedroom costs COP 3.1bn and rents for COP 7.2m per month, producing only 2.8% gross yield and 1.1% net yield.
Bocagrande is more balanced, but still expensive. A modeled 1-bedroom at COP 990m renting for COP 2.6m per month produces only 1.4% net yield after costs.
San Diego and Centro Histórico can earn high rents, but acquisition costs are high and operating costs are heavier. The modeled 2-bedroom segment reaches 6.2% gross yield, but the net yield falls to 3.0%.
The local reason is scarcity and prestige: waterfront access, old-city charm, foreign-buyer demand, walkability, and lifestyle value. These can support resale value, but they do not automatically support rental yield.
Which neighborhoods should I avoid even if the rental yield looks attractive in Cartagena?
A beginner should be careful with Torices / Pie de la Popa, parts of El Laguito, and some outer La Boquilla / Manzanillo properties, even when the rental yield looks attractive.
The issue is not that these areas cannot work. The issue is that a foreign beginner buyer has less room for error when liquidity, tenant depth, building quality, and seasonality are weaker.
Torices / Pie de la Popa has modeled net yields around 4.2% to 4.6%, but the risk is liquidity and tenant depth. It is cheaper because it is not as visible to foreign renters or foreign resale buyers.
El Laguito’s 1-bedroom modeled net yield is 4.1%, but the area is more exposed to tourist-rental seasonality and building-level restrictions. A good building can work, while a weak building can sit empty or require discounting.
La Boquilla and Manzanillo can look attractive for 3-bedroom units, with modeled net yield around 3.8% in La Boquilla and 3.2% in Morros / Manzanillo. But some properties are too dependent on beach-tourism demand and car access.
The trade-off is that high yield in Cartagena often means weaker resale liquidity, more seasonality, older building quality, or a narrower tenant pool.
Which neighborhoods look risky even though the rental yield is high in Cartagena?
The Cartagena neighborhoods that look risky even though the rental yield is high are Torices / Pie de la Popa, El Laguito, Getsemaní, and outer La Boquilla / Manzanillo.
The headline yield can be high because the purchase price is low, because short-stay rents are strong in good months, or because the property is exposed to a narrow demand source. That does not always make the return safe.
Torices / Pie de la Popa has low entry prices and modeled net yields above 4%, but resale demand is thinner than in Crespo or Manga. That matters if the buyer needs to exit quickly.
El Laguito can produce a decent modeled 1-bedroom yield, but it is exposed to short-term rental competition, older buildings, and tourist-season volatility. The same neighborhood can perform very differently from one building to another.
Getsemaní has strong rent potential, but the modeled net yield drops because operating costs are high. A 2-bedroom shows 6.0% gross yield but only 2.9% net yield after tourist-use costs.
Outer beach areas can be profitable in peak periods, but demand is more seasonal and transport-dependent. A safer alternative is Crespo or Manga, where the yield may look less exciting but the tenant base is broader.
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What neighborhoods should I avoid when buying a rental property in Cartagena?
For beginner rental investors, the neighborhoods to avoid or approach very carefully in Cartagena are Castillogrande for yield, Torices / Pie de la Popa for liquidity, some El Laguito buildings for operating risk, and outer Manzanillo for seasonality.
This is not a statement that those areas are bad places to live. It is a rental-income warning based on the relationship between purchase price, rent, costs, and risk.
Castillogrande should not be avoided as a place to live. It should be avoided by yield-focused buyers because the modeled net yield is only 1.1% to 1.5%.
Torices / Pie de la Popa should be avoided by beginners unless the price is clearly below market and the building is easy to rent. The issue is resale and tenant depth, not necessarily rent level.
El Laguito should be avoided when the building has weak administration, poor maintenance, or unclear short-term rental rules. The same neighborhood can perform very differently building by building.
Outer Manzanillo should be avoided for passive long-term rental income unless the investor understands beach-season demand and transport constraints. The simple rule is to avoid properties where the yield looks good only because the risk is hidden.
Which neighborhoods are seeing rental demand weaken, and why, in Cartagena?
The Cartagena neighborhoods where rental demand looks more exposed to weakening are El Laguito, parts of Bocagrande, Getsemaní, and outer beach areas such as Manzanillo.
The issue is not that demand has disappeared. The issue is that supply, regulation, and seasonality are making income less predictable in tourist-heavy areas.
El Laguito and parts of Bocagrande face competition from many similar furnished apartments. When several units in the same building or area chase the same short-stay guest, nightly prices and occupancy can become more fragile.
Getsemaní remains attractive, but tourist apartments are more exposed to policy pressure and operating costs than long-term residential units. In the dataset, Getsemaní’s 2-bedroom gross yield is 6.0%, but the net yield is only 2.9%.
Outer beach areas such as Manzanillo are more dependent on seasonal visitors, beach demand, and car access. That makes the income less dependable for a passive owner.
This looks more like a risk-adjustment phase than a collapse. The best response is not to avoid all tourist areas, but to buy only where the building, layout, legal rental use, and management setup are clearly strong.
Which neighborhoods are seeing new developments that could create stronger rental demand in Cartagena?
The Cartagena neighborhoods where new developments could create stronger rental demand are Serena del Mar / Zona Norte, La Boquilla, Morros / Manzanillo, Bocagrande, Castillogrande, El Cabrero, and Marbella.
These areas benefit from different development stories. Some are linked to new residential supply and planned services, while others are linked to coastal-protection, mobility, and beachfront improvements.
Serena del Mar / Zona Norte is the clearest long-term development story. It benefits from new residential supply, planned services, healthcare, schools, and a master-planned environment.
The risk is that supply can arrive before tenant depth fully matures. In the table, Serena del Mar / Zona Norte shows moderate modeled net yields from 3.0% to 3.8%, which means the current rent still needs to justify the purchase price.
The coastal corridor from El Laguito through Bocagrande and toward the historic center is also being reshaped by coastal-protection and mobility works. This can support demand, but it can also lift prices before rents fully catch up.
El Cabrero and Marbella may benefit because they sit between the historic center, the beach corridor, and practical daily services. The investment rule is to pay for current rent first and future development second.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Cartagena?
The Cartagena neighborhoods becoming more attractive to renters because of infrastructure or transport changes are Bocagrande, Castillogrande, El Laguito, El Cabrero, Marbella, Crespo, and Zona Norte.
The rental benefit is different in each area. Some areas gain from beachfront and coastal-protection improvements, while Crespo gains mainly from airport proximity and practical access.
Bocagrande, Castillogrande, and El Laguito benefit from coastal-protection and mobility improvements. These works can support lifestyle demand and help protect the long-term appeal of the waterfront corridor.
El Cabrero and Marbella benefit from beachfront and Avenida Santander improvements because they sit between the historic center and the northern beach corridor. This can deepen demand from tenants who want access without paying the most expensive Bocagrande or Castillogrande prices.
Crespo benefits differently. Its transport advantage is airport proximity, which helps nearby residential demand from tourism-linked workers, airline staff, mobile professionals, and residents who value quick access.
The trade-off is pricing. In Bocagrande and Castillogrande, infrastructure benefits may already be partly capitalized into prices, while Crespo and Marbella still look more rational on rent-to-price.
Which neighborhoods have become less attractive for property investors over the last 12 months in Cartagena?
The Cartagena neighborhoods that have become less attractive for yield-focused investors are Castillogrande, parts of Bocagrande, Getsemaní, and some short-rental-heavy beach buildings.
These areas can still be excellent lifestyle or capital-preservation purchases. They are simply weaker when the main goal is rental income.
Castillogrande remains desirable, but the yield case is weak. The modeled 2-bedroom and 3-bedroom net yields are only 1.5% and 1.1%, because purchase prices are too high relative to rent.
Bocagrande has more rental depth, but older buildings face competition from newer or better-managed buildings. The modeled 1-bedroom net yield is only 1.4%, which is very thin for a yield-focused buyer.
Getsemaní has strong tourist demand, but the operating and regulatory burden is higher. The gross yield can look good, yet net yield falls once management, cleaning, platform fees, vacancy, and compliance costs are included.
The practical conclusion is to separate lifestyle value from rental-income value. A property can be attractive to own and still be weak as a yield investment.
Which property types are becoming harder to rent in Cartagena, and in which neighborhoods?
The property types becoming harder to rent in Cartagena are overpriced tourist apartments, older high-fee beachfront apartments, and very expensive large units with narrow tenant pools.
These properties are not impossible to rent. The problem is that they need a very specific tenant or guest, while the cost base can be high.
In El Laguito and parts of Bocagrande, small tourist apartments can be harder to rent profitably if the building is poorly managed or if many similar units compete on short-stay platforms.
In Castillogrande, large luxury apartments can rent, but they require a high-income tenant pool. A modeled 3-bedroom rents for COP 7.2m per month, but the purchase price is COP 3.1bn, leaving only 1.1% net yield.
In Getsemaní and Centro Histórico, short-stay units can earn high revenue, but they are more operationally demanding and exposed to registration, building-rule, and management issues.
The safer property type is a clean 2-bedroom apartment in Crespo, Manga, Marbella, or El Cabrero. It has enough rent, easier resale, and a wider tenant pool.
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Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Cartagena?
The bedroom count that offers the best balance between entry price, rental yield, and tenant demand in Cartagena is usually the 2-bedroom property.
Two-bedroom apartments sit in the middle of the market. They work for couples, small families, sharers, remote workers, and medium-stay tenants.
One-bedroom units have lower entry prices and can work in El Laguito, Crespo, Bocagrande, and Centro / San Diego. But they often depend more on singles, couples, tourists, or furnished-rental demand, which can mean more turnover.
Three-bedroom units can produce strong income, especially in Manga and Crespo. Manga’s modeled 3-bedroom net yield is 6.3%, and Crespo’s is 5.4%.
The drawback is that 3-bedroom properties require a larger budget, more maintenance attention, and better tenant screening. They are attractive, but they are less beginner-proof than a clean 2-bedroom in a strong building.
For a beginner foreign buyer, the cleanest Cartagena strategy is to buy a 2-bedroom in Crespo or Manga, consider Marbella or El Cabrero if the price is disciplined, and avoid paying trophy-area prices unless lifestyle matters more than yield.
INSIGHTS
These insights are drawn from the Cartagena residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Cartagena.
- Manga 3-bedroom properties show Cartagena’s strongest modeled income profile. The 6.3% net yield is supported by family-sized rent, central access, and a purchase price that is still moderate compared with prime beachfront areas.
- Crespo is the best beginner-friendly yield market in the dataset. It does not rely only on tourism, and its 4.3% to 5.4% modeled net yield range is strong for a practical residential neighborhood.
- Castillogrande is excellent for lifestyle but weak for rental-income buyers. The modeled net yield is only 1.1% to 1.5%, which means the rent does not justify the capital required if income is the main goal.
- Bocagrande’s rent advantage is partly absorbed by high purchase prices. A foreign buyer may love the location, but the 1-bedroom modeled net yield of 1.4% shows how expensive entry pricing can weaken the income case.
- El Laguito can work only when the building and price are right. The 1-bedroom segment has a useful 4.1% modeled net yield, but tourist seasonality and building restrictions can change the result quickly.
- Centro Histórico and San Diego show why gross yield is not enough. Rents are high, but operating costs reduce net yield sharply, especially for tourist-oriented units.
- Getsemaní is better for experienced operators than passive beginners. Its 2-bedroom gross yield is 6.0%, but the modeled net yield falls to 2.9% after tourist-use costs and operating friction.
- Manga family apartments outperform many beachfront apartments because tenants are paying for usable space and central access, not only a tourist address. That is a stronger base for stable rental income.
- La Boquilla 3-bedroom properties perform better than smaller units because family and beach demand overlap. The modeled 3-bedroom net yield is 3.8%, compared with 2.5% and 2.3% for smaller units.
- Marbella is a practical middle-market alternative to El Cabrero and Bocagrande. It has moderate modeled net yields, useful access, and less extreme entry pricing than the most famous addresses.
- Torices / Pie de la Popa looks cheap, but low entry price is not the same as low risk. The main issue is thinner resale liquidity and a less visible tenant pool for foreign buyers.
- Serena del Mar / Zona Norte is a long-term development story, not a simple high-yield story. Current modeled net yields of 3.0% to 3.8% suggest buyers should not overpay for future potential.
- Morros / Manzanillo has lifestyle appeal, but seasonality reduces dependable net yield. It can work for owners who understand beach demand, but it is less forgiving for passive income buyers.
- The best Cartagena residential property rental yield strategy is not to chase the cheapest unit. It is to compare net yield, tenant depth, building quality, rental rules, seasonality, and resale liquidity together.
- Two-bedroom apartments are the most balanced format for most beginner buyers. They usually offer better tenant depth than 1-bedroom tourist units and less management complexity than large family apartments.
- In Cartagena, the same 2-bedroom can mean a tourist condo, a family apartment, or a beach unit. The neighborhood label is not enough, because building quality, rental rules, access, and tenant type can change the investment result.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Cartagena neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we collected comparable sale listings from recognized Colombia property platforms such as Properati, Fincaraíz, and Metrocuadrado. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a Colombian peso basis, and on a price-per-square-meter basis where possible. We used the median price as the main reference where possible, or the average only when the sample was clean enough to make the average useful.
We then built the rental side of the dataset separately. For the same neighborhood and property type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and bedroom count to estimate gross rental yield. The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by neighborhood and property type, reflecting differences in administration fees, vacancy risk, maintenance, insurance, management costs, leasing costs, repairs, tax friction, cleaning, furnishing wear, platform costs, service charges, and building-level operating costs.
In other words, a small central apartment, a tourist-oriented furnished unit, a family apartment in Manga, and a beach-condo unit in La Boquilla were not treated as if they had the same cost profile.
For residential property markets, we also paid attention to property-level factors when available. These include building condition, age, access, layout, maintenance burden, rental restrictions, tenant depth, seasonality, legal rental-use friction, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. 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.
