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SUMMARY
We analyzed villa rental yields in Cartagena, as of 2026, for residential villa buyers, using the raw dataset provided and converting it into a clear buyer guide for foreign individual investors.
This article focuses on villa-like houses in Cartagena, including casas, casas coloniales, casas lote, casas campestres, casas de playa, townhouses, and pool villas where those labels fit the local market.
We update this Cartagena villa rental yield tracker regularly, so the numbers should be read as a May 2026 snapshot of purchase prices, achievable monthly rents, gross yields, and more realistic net yields.
The strongest net-yield areas in the dataset are Pie de la Popa, Manga, Crespo, and La Boquilla. These areas generally offer better rent-to-price efficiency than the more prestigious coastal and heritage zones.
Manga is the cleanest all-round income market. A 3-bedroom villa is estimated at COP 1,100m with COP 5.4m monthly rent, giving about 5.9% gross yield and 4.1% net yield.
Pie de la Popa has the strongest modeled net yield, reaching 4.5% for a 2-bedroom villa, but that number comes with weaker liquidity and more street-by-street risk than Manga or Crespo.
Castillogrande, Centro Histórico, Bocagrande, and Serena del Mar look weaker for pure rental income because purchase prices, maintenance costs, community costs, restoration needs, and lifestyle premiums absorb much of the rent.
Two-bedroom villas usually give the best return for the lowest total investment in Cartagena. They serve couples, small families, remote workers, retirees, and long-stay visitors without the heavier vacancy burden of larger villas.
Four-bedroom villas can work in Manga, Centro Histórico, Getsemaní, Barú, and Manzanillo del Mar, but they need a clear rental audience. Without strong tenant targeting, larger villas can sit vacant longer and cost more to maintain.
The practical takeaway for a foreign buyer is simple: compare net yield, property condition, access, security, management quality, salt-air maintenance, flood or coastal exposure, and resale liquidity before chasing the highest gross yield.
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Villa rental yields in Cartagena in 2026
This table compares villa rental yields in Cartagena by neighborhood and villa size. It covers 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas using estimated purchase prices, stabilized monthly rent, gross rental yield, and net rental yield.
The rent figures are realistic long-term or long-stay rental equivalents rather than peak-night Airbnb revenue. That matters in Cartagena because short-term rental demand can be strong, but villa owners also face vacancy, staffing, cleaning, platform costs, pool care, security, salt-air repairs, and regulatory risk.
Finally, please note you'll find much more detailed data in our real estate pack about Cartagena.
| Neighborhood | 2-bedroom villa average purchase price | 2-bedroom villa average monthly rent | 2-bedroom villa gross rental yield | 2-bedroom villa net rental yield | 3-bedroom villa average purchase price | 3-bedroom villa average monthly rent | 3-bedroom villa gross rental yield | 3-bedroom villa net rental yield | 4-bedroom villa average purchase price | 4-bedroom villa average monthly rent | 4-bedroom villa gross rental yield | 4-bedroom villa net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Barú | COP 900m | COP 4.4m | 5.9% | 3.7% | COP 1,150m | COP 5.6m | 5.8% | 3.6% | COP 1,450m | COP 7.2m | 6.0% | 3.8% |
| Bocagrande | COP 1,150m | COP 5.1m | 5.3% | 2.9% | COP 1,500m | COP 6.5m | 5.2% | 2.8% | COP 2,050m | COP 8.7m | 5.1% | 2.7% |
| Castillogrande | COP 1,550m | COP 6.3m | 4.9% | 2.3% | COP 2,100m | COP 8.0m | 4.6% | 2.0% | COP 2,850m | COP 10.8m | 4.5% | 1.9% |
| Centro Histórico | COP 1,900m | COP 8.6m | 5.4% | 2.4% | COP 2,700m | COP 12.0m | 5.3% | 2.3% | COP 3,800m | COP 17.0m | 5.4% | 2.4% |
| Cielo Mar | COP 780m | COP 3.7m | 5.7% | 3.6% | COP 1,050m | COP 4.9m | 5.6% | 3.5% | COP 1,400m | COP 6.3m | 5.4% | 3.3% |
| Crespo | COP 720m | COP 3.6m | 6.0% | 4.1% | COP 980m | COP 4.7m | 5.8% | 3.9% | COP 1,250m | COP 6.0m | 5.8% | 3.9% |
| El Cabrero | COP 850m | COP 4.1m | 5.8% | 3.6% | COP 1,150m | COP 5.4m | 5.6% | 3.4% | COP 1,550m | COP 7.0m | 5.4% | 3.2% |
| El Laguito | COP 920m | COP 4.2m | 5.5% | 3.2% | COP 1,200m | COP 5.3m | 5.3% | 3.0% | COP 1,600m | COP 6.8m | 5.1% | 2.8% |
| Getsemaní | COP 1,600m | COP 7.6m | 5.7% | 2.8% | COP 2,250m | COP 10.4m | 5.5% | 2.6% | COP 3,100m | COP 14.2m | 5.5% | 2.6% |
| La Boquilla | COP 690m | COP 3.5m | 6.1% | 4.1% | COP 920m | COP 4.6m | 6.0% | 4.0% | COP 1,250m | COP 6.2m | 6.0% | 4.0% |
| Manga | COP 820m | COP 4.2m | 6.1% | 4.3% | COP 1,100m | COP 5.4m | 5.9% | 4.1% | COP 1,450m | COP 7.0m | 5.8% | 4.0% |
| Manzanillo del Mar | COP 760m | COP 3.8m | 6.0% | 3.8% | COP 1,020m | COP 5.0m | 5.9% | 3.7% | COP 1,350m | COP 6.6m | 5.9% | 3.7% |
| Marbella | COP 700m | COP 3.4m | 5.8% | 3.8% | COP 950m | COP 4.5m | 5.7% | 3.7% | COP 1,250m | COP 5.8m | 5.6% | 3.6% |
| Pie de la Popa | COP 600m | COP 3.2m | 6.4% | 4.5% | COP 820m | COP 4.2m | 6.1% | 4.2% | COP 1,050m | COP 5.4m | 6.2% | 4.3% |
| Serena del Mar | COP 1,050m | COP 4.7m | 5.4% | 2.8% | COP 1,450m | COP 6.1m | 5.0% | 2.4% | COP 1,950m | COP 8.0m | 4.9% | 2.3% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Cartagena?
The best net-yield neighborhoods among livable Cartagena villa areas are Manga, Crespo, La Boquilla, and Manzanillo del Mar. They combine estimated net yields around 3.7% to 4.3% with real tenant demand, instead of relying only on cheap purchase prices.
Manga is the cleanest long-term choice. A 3-bedroom villa is estimated at COP 1,100m with COP 5.4m monthly rent, giving about 5.9% gross yield and 4.1% net yield.
Crespo is also attractive because it gives airport access, local services, and family housing at lower prices than the tourist peninsula. A 2-bedroom villa in Crespo is estimated at COP 720m and COP 3.6m monthly rent, or about 4.1% net yield.
La Boquilla and Manzanillo del Mar can produce similar returns, around 3.7% to 4.1% net, but they are more exposed to seasonality, beach maintenance, and security expectations.
The practical takeaway is that Manga and Crespo are easier for beginner foreign buyers to understand. La Boquilla and Manzanillo del Mar can work, but the villa needs parking, air-conditioning, good access, and professional management.
Where can I find villas with above-average yields and below-average entry prices in Cartagena?
The clearest above-yield, below-entry-price villa areas in Cartagena are Pie de la Popa, La Boquilla, Crespo, Marbella, and Manzanillo del Mar. These areas sit below the citywide villa price average while still producing estimated net yields near or above 3.7%.
Pie de la Popa has the lowest entry point. A 2-bedroom villa is estimated at COP 600m, with COP 3.2m monthly rent and 4.5% net yield.
But Pie de la Popa is not the safest beginner choice. The discount reflects weaker prestige, less foreign-buyer visibility, more variable street-by-street quality, and thinner resale liquidity than Manga or Crespo.
Crespo is a better value-with-demand choice. It is not as cheap as Pie de la Popa, but a 3-bedroom villa at COP 980m and COP 4.7m monthly rent gives about 3.9% net yield.
La Boquilla and Manzanillo del Mar are cheaper because they are farther from the traditional core and more dependent on beach, gated-community, and tourism-led demand. The rent remains strong when the house has a pool, security, parking, and easy beach or road access.
Where does the rent level justify the purchase price most clearly in Cartagena?
Rent justifies purchase price most clearly in Manga, Crespo, La Boquilla, and Manzanillo del Mar. These areas keep rent-to-price ratios close to 5.8% to 6.1% gross without needing Old City luxury pricing.
Manga is the most rational central market. A 4-bedroom villa at COP 1,450m with COP 7.0m monthly rent gives 5.8% gross yield and 4.0% net yield.
Crespo also looks rational because the rent is not purely tourist-driven. A 3-bedroom villa earns about COP 4.7m monthly on a COP 980m purchase price, giving 5.8% gross yield and 3.9% net yield.
Centro Histórico and Getsemaní have high rents, but the purchase prices are also very high. A 4-bedroom Centro Histórico house may rent for COP 17.0m monthly, but at COP 3,800m, the net yield is still only about 2.4% after maintenance, restoration, staffing, and vacancy.
The key Cartagena point is simple: a high monthly rent does not automatically mean a good rental investment. In heritage and trophy areas, buyers often pay for scarcity, prestige, and lifestyle, not income efficiency.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Cartagena?
For stable Cartagena villa income, Manga and Crespo are the best first choices, followed by Serena del Mar for lower-yield stability. They are more reliable than the highest-yield areas because demand is less dependent on peak tourism.
Manga has the strongest stability profile. Its estimated 3-bedroom net yield is 4.1%, and the area works for families, professionals, and long-stay tenants who want a central residential location.
Crespo is slightly more practical and less prestigious, but that can help investors. A 2-bedroom villa has an estimated 4.1% net yield, and the tenant base is supported by airport access, local services, and lower total rent than Bocagrande or Castillogrande.
Serena del Mar has lower modeled net yields of about 2.3% to 2.8%, but it can be more stable for tenants who prioritize master-planned surroundings, security, newer construction, and family-oriented amenities.
The trade-off is return versus predictability. La Boquilla and Pie de la Popa may show stronger headline yields, but Manga and Crespo are easier to rent, easier to resell, and easier for a beginner to understand.
Which villa type gives the best return for the lowest total investment in Cartagena?
The 2-bedroom villa gives the best return for the lowest total investment in Cartagena. Across the table, 2-bedroom villas usually produce the highest or joint-highest net yield with the lowest purchase price.
The average 2-bedroom entry point in the dataset is far below the 4-bedroom entry point. In Manga, the 2-bedroom villa costs about COP 820m and yields 4.3% net, while the 4-bedroom villa costs COP 1,450m and yields 4.0% net.
The reason is tenant depth. Cartagena 2-bedroom villas can serve couples, small families, remote workers, retirees, and long-stay visitors.
A 4-bedroom villa needs a narrower tenant pool: large families, corporate groups, embassy-style tenants, or tourism groups. That makes vacancy and management quality more important.
The 3-bedroom villa is the best balance. It costs more than a 2-bedroom, but it is easier to rent to families and has better resale logic than very small or very large houses.
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Which neighborhoods offer strong rental income with the lowest vacancy risk in Cartagena?
Manga, Crespo, and Serena del Mar offer the best mix of rental income and lower vacancy risk in Cartagena. They are not always the highest-yielding areas, but their tenant pools are deeper.
Manga is the strongest all-rounder. A 3-bedroom villa earns an estimated COP 5.4m monthly and 4.1% net yield, while staying central and residential.
Crespo gives slightly lower rents but strong practical demand. A 4-bedroom villa at COP 6.0m monthly rent and 3.9% net yield is more affordable for families than Castillogrande or Centro Histórico.
Serena del Mar has lower net yields, around 2.3% to 2.8%, because prices and community costs are higher. But the tenant profile can be more stable where renters want newer homes, security, and planned-community amenities.
Some high-rent areas carry higher vacancy risk. Centro Histórico and Getsemaní can generate large monthly rents, but income depends more on tourism rules, short-stay management, property condition, and seasonality.
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Which areas look overpriced relative to their rental income in Cartagena?
Castillogrande, Centro Histórico, Bocagrande, and Serena del Mar look most expensive relative to rental income in Cartagena. They may be excellent lifestyle areas, but the rental-yield case is weaker.
Castillogrande is the clearest example. A 4-bedroom villa is estimated at COP 2,850m with COP 10.8m monthly rent, producing only 4.5% gross yield and 1.9% net yield.
Centro Histórico also looks expensive for income investors. A 3-bedroom colonial-style house may rent for COP 12.0m monthly, but at COP 2,700m, the estimated net yield is just 2.3%.
Bocagrande has strong name recognition, hotels, sea views, and tourist appeal, but villa-like houses are scarce and expensive. The 3-bedroom estimate is COP 1,500m, COP 6.5m rent, and only 2.8% net yield.
These are not bad neighborhoods. They are bad fits for buyers whose main goal is rental income, because their prices reflect scarcity, prestige, location, and owner-occupier appeal more than rent-to-price efficiency.
Which neighborhoods should I avoid even if the rental yield looks attractive in Cartagena?
Beginner investors should be careful with Pie de la Popa, La Boquilla, Barú, and some parts of Marbella, even when Cartagena yields look attractive. The problem is not the headline yield, it is risk-adjusted return.
Pie de la Popa has the strongest modeled yield, up to 4.5% net for a 2-bedroom villa. But that yield partly reflects lower prices, weaker foreign-buyer demand, and more variable resale liquidity.
La Boquilla can produce 4.0% to 4.1% net, but the investor must manage beach exposure, security expectations, road access, and seasonality. A weak property in La Boquilla can sit vacant even if the spreadsheet looks attractive.
Barú looks appealing because tourism demand is real, especially for beach villas. But a villa there needs higher reserves for staff, pool care, transport logistics, salt-air maintenance, and vacancy.
Marbella can work at the right price, but street-level quality and building condition matter. Older houses with deferred maintenance can turn a 3.6% to 3.8% net estimate into a disappointing real return.
Which neighborhoods look risky even though the rental yield is high in Cartagena?
Pie de la Popa and La Boquilla are the main high-yield but higher-risk Cartagena villa neighborhoods. Manzanillo del Mar can also be risky if the buyer overpays for a beach-gated product.
Pie de la Popa’s estimated net yield reaches 4.5%, but that comes with weaker liquidity and a smaller foreign-buyer pool than Manga or Crespo. The risk is resale and tenant depth.
La Boquilla’s estimated net yield is around 4.0%, but the income can be more seasonal. The right house can perform well, while the wrong house can compete with many informal or short-stay alternatives.
Manzanillo del Mar offers 3.7% to 3.8% net, which is attractive, but new supply can be a double-edged sword. Better projects improve demand, while too many similar villas can pressure rents.
A safer alternative is Manga. Its net yield is slightly lower than Pie de la Popa’s top estimate, but the tenant base, resale market, and central location are stronger.
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What neighborhoods should I avoid when buying a rental villa in Cartagena?
A beginner Cartagena rental-villa investor should avoid weak properties in Pie de la Popa, Barú, La Boquilla, and older Marbella unless the purchase price is clearly discounted. These areas are not automatic no zones, but they require better property selection.
Avoid Pie de la Popa if the villa has poor access, weak security, or heavy repair needs. The yield can look strong because the purchase price is low, not because tenant demand is deep.
Avoid Barú unless the property has professional management, reliable utilities, good access, and a clear rental plan. A beach villa can be expensive to maintain and hard to manage remotely.
Avoid La Boquilla if the house lacks parking, security, modern cooling, and beach or gated-community appeal. The area is yield-positive only when the product matches renter expectations.
Avoid older Marbella villas if inspection shows roof, damp, electrical, drainage, or structural problems. Cartagena humidity and salt air can turn cheap houses into expensive projects.
Which neighborhoods are seeing rental demand weaken, and why, in Cartagena?
Cartagena rental demand is softening most clearly in tourism-dependent and oversupplied segments, especially parts of Bocagrande, El Laguito, and older short-stay-oriented stock. The issue is not no demand, it is slower revenue growth and more competition.
The raw dataset notes that DANE’s February 2026 EMA reported Cartagena accommodation real revenues down 4.5% year on year, even while the city remains a major tourism market. That matters because short-stay villas compete with hotels, informal rentals, and apartments.
Bocagrande and El Laguito remain desirable, but their rent-to-price ratios are weaker. A 3-bedroom villa in Bocagrande is estimated at 2.8% net yield, while El Laguito is about 3.0% net yield.
Demand is also more price-sensitive in larger villas. A 4-bedroom El Laguito villa earns an estimated COP 6.8m monthly, but after costs the net yield is only 2.8%.
This looks more like a cyclical and affordability problem than a permanent collapse. The areas still have tourism and services, but income investors should negotiate harder and avoid overpaying for dated properties.
Which neighborhoods are seeing new developments that could create stronger rental demand in Cartagena?
Serena del Mar, Manzanillo del Mar, La Boquilla, and Cielo Mar are the Cartagena areas where new development could strengthen villa rental demand. The mechanism is planned-community growth, northern expansion, beach access, and better services.
Serena del Mar is the clearest development-led story. It has lower yields, around 2.3% to 2.8% net, but the area can attract families and long-stay tenants who want newer construction, security, and master-planned amenities.
Manzanillo del Mar benefits from beach-led growth and tourism interest. A 3-bedroom villa is estimated at COP 1,020m, COP 5.0m monthly rent, and 3.7% net yield.
La Boquilla benefits when new projects improve security, access, and building quality. But more supply can also increase competition, especially if many similar villas target the same short-stay renter.
Cielo Mar is a practical spillover area. It is less expensive than Bocagrande or Castillogrande, but still connected to the airport and northern corridor.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Cartagena?
Crespo, Cielo Mar, La Boquilla, Manzanillo del Mar, and Serena del Mar are becoming more attractive because Cartagena’s airport and northern corridor matter more. Airport connectivity is a real demand driver, not just a marketing point.
The raw dataset notes that Rafael Núñez airport hit 7.76 million passengers in 2025, and international traffic rose 4.9%. That supports demand for villas near the airport, beach corridor, and northern expansion zones.
Crespo benefits most directly. A 2-bedroom villa at COP 720m and COP 3.6m monthly rent gives about 4.1% net yield, with practical access advantages.
Cielo Mar and La Boquilla benefit from the same north-side logic, but with more variation in property quality. Investors should pay for access, security, drainage, and usable outdoor space, not just proximity to the sea.
Serena del Mar benefits from planned-community appeal, but much of the infrastructure premium is already priced in. That is why yields are lower than in Crespo or Manga.
Which neighborhoods have become less attractive for villa investors over the last 12 months in Cartagena?
Bocagrande, Castillogrande, Centro Histórico, and parts of Getsemaní have become less attractive for yield-focused villa investors over the last 12 months. The issue is yield compression, not lifestyle weakness.
The raw dataset notes that national house prices rose 8.91% year on year in Q4 2025, while Cartagena remains supported by tourism and limited prime supply. When prices rise faster than sustainable rents, net yields compress.
Castillogrande is the clearest yield-compression case. A 3-bedroom villa produces only 2.0% net yield in the model, despite an estimated COP 8.0m monthly rent.
Centro Histórico and Getsemaní still have high rent potential, but they require more maintenance, restoration, staffing, and regulatory attention. Their modeled net yields remain only 2.3% to 2.8%.
These areas are still good places to own for lifestyle, prestige, or long-term scarcity. They are weaker for a beginner whose main goal is dependable rental income.
Which villa types are becoming harder to rent in Cartagena, and in which neighborhoods?
Four-bedroom villas are becoming harder to rent in Cartagena’s expensive and tourism-heavy neighborhoods unless they are truly premium. The risk is highest in Castillogrande, Bocagrande, El Laguito, and some older beach areas.
The numbers show the problem. A 4-bedroom Castillogrande villa may rent for COP 10.8m monthly, but the purchase price is about COP 2,850m, leaving only 1.9% net yield.
In Bocagrande, a 4-bedroom villa is estimated at COP 2,050m and COP 8.7m rent, or 2.7% net yield. That is a weak return unless the buyer expects capital appreciation or personal use.
Four-bedroom villas still work in Manga, Centro Histórico, Getsemaní, Barú, and Manzanillo del Mar when the product matches the renter: families in Manga, groups in the Old City, and beach travelers in Barú or Manzanillo.
For beginners, the safer approach is to buy a well-located 2-bedroom or 3-bedroom villa. In Cartagena, the 3-bedroom villa is usually the best balance between rent, resale, and tenant depth.
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INSIGHTS
These insights are drawn from the Cartagena villa rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential villa to rent out.
You’ll find even more insights in our our real estate pack about Cartagena.
- Manga is the most balanced Cartagena villa rental yield market in the dataset. It does not have the single highest yield, but it combines central location, family demand, rental liquidity, and net yields around 4.0% to 4.3%.
- Pie de la Popa has the highest modeled net yield, but it is not automatically the best beginner investment. The low entry price improves the yield, while weaker liquidity and more variable street quality raise the risk.
- Crespo works because its rental demand is practical. Airport access, local services, family housing, and lower rents than Bocagrande or Castillogrande make the income more believable.
- La Boquilla looks attractive on yield, especially for 2-bedroom and 3-bedroom villas. The buyer must still price in beach exposure, vacancy risk, security expectations, and the need for good parking and cooling.
- Manzanillo del Mar is a seasonal beach-demand play rather than a simple income purchase. It can work when the villa is in the right project, but overpaying for a generic beach-gated product can weaken returns.
- Cartagena 2-bedroom villas usually give the most efficient return per peso invested. They have lower entry prices and a broader tenant pool than 4-bedroom villas.
- Three-bedroom villas are the best balance for buyers who want both rentability and resale logic. They suit families and long-stay tenants better than smaller houses, while avoiding the heaviest large-villa costs.
- Four-bedroom villas need a clear rental audience. Without families, corporate tenants, tourism groups, or premium positioning, the extra rent may not cover higher maintenance and longer vacancy.
- Centro Histórico and Getsemaní can earn high monthly rents, but the net yield tells the real story. Restoration, staffing, vacancy, maintenance, and regulatory attention can reduce the income case sharply.
- Castillogrande is a lifestyle market more than an income market. A 4-bedroom villa can command COP 10.8m monthly rent, but the estimated net yield is only 1.9%.
- Bocagrande is recognizable and liquid, but villa scarcity is already priced in. For pure yield, Manga and Crespo look more rational.
- Serena del Mar offers stability, newer stock, security, and master-planned appeal. The trade-off is lower net yield because entry prices and community costs are higher.
- Barú needs larger operating reserves than the table headline suggests. Beach villas require staff, pool care, transport planning, utilities checks, salt-air maintenance, and careful remote management.
- Marbella can be a value market only when the property condition is clean. Older villas with damp, roof, drainage, electrical, or structural issues can erase the yield advantage quickly.
- The gap between gross yield and net yield matters more for villas than for smaller residential units. In Cartagena, pools, gardens, security, air-conditioning, humidity, and vacancy can materially reduce owner income.
- Foreign buyers should not treat short-term rental revenue as guaranteed rent. Peak-night income can be attractive, but occupancy, platform costs, staffing, cleaning, maintenance, and rules can change the real return.
- The best Cartagena villa investments are not simply the cheapest villas. They are the properties where net yield, access, condition, management, tenant depth, and resale liquidity all point in the same direction.
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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 our own analysis manually from the ground up. For each area, we looked separately at 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas, using comparable property types where possible.
We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings across major real estate platforms relevant to Cartagena, including Finca Raíz, Metrocuadrado, and Properati.
For each segment, we collected comparable sale listings and cleaned the sample. Duplicate listings, luxury outliers, distressed assets, serviced-style offers, incomplete listings, unrealistic asking prices, and clearly non-comparable properties were removed.
Sale prices were interpreted by neighborhood, property type, size, condition, and listing quality. We used the median price as the main reference where possible, or the average only when the sample was clean enough to avoid distortion.
We then built the rental side of the dataset separately. For the same neighborhood and villa type, we collected comparable 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 property type to estimate gross rental yield. The gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we avoided applying one flat discount across all properties. The deduction was adjusted by neighborhood and villa type because a central colonial house, a beach villa, a gated-community home, and a practical family villa do not have the same operating cost profile.
For Cartagena villas, this cost adjustment matters. We considered villa operating costs, pool and garden maintenance, furnishing replacement, property management, vacancy risk, repairs, security, utilities, service charges, salt-air wear, humidity, access, privacy, rental model, seasonality, and resale liquidity when those inputs were available in the raw data.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
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.
