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Get all the data you need about the real estate market in Cartagena
We constantly update this blog post so the rent figures for Cartagena stay useful for buyers, landlords and investors.
As of June 2026, Cartagena rents are shaped by local households, tourism, expats, students and a limited supply of good apartments.
This guide focuses only on residential rentals in Cartagena, not hotels, offices, shops or short-term holiday units.
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.
What are typical rents in Cartagena as of 2026?
Typical long-term apartment rents in Cartagena in 2026 are about COP 2.0 million for a studio, COP 2.7 million for a 1-bedroom apartment, COP 2.85 million for a 2-bedroom apartment and COP 3.2 million for the overall apartment median.
In simple terms, Cartagena rents in 2026 are high for Colombia because the city is both a normal residential market and a tourist city where furnished coastal apartments compete with short-stay demand.
What's the average monthly rent for a studio in Cartagena as of 2026?
As of 2026, the estimated average monthly rent for a studio in Cartagena is about COP 2.0 million, which is roughly USD 500 or EUR 435.
For most studios in Cartagena in 2026, a realistic long-term rent range is COP 1.5 million to COP 2.4 million, or about USD 375 to USD 600 and EUR 325 to EUR 520.
The lower end is more common in areas like Torices, Pie de la Popa and parts of Manga, while small furnished studios in Bocagrande, Centro Histórico, Castillogrande and La Boquilla can cost much more.
What's the average monthly rent for a 1-bedroom in Cartagena as of 2026?
As of 2026, the estimated average monthly rent for a 1-bedroom apartment in Cartagena is about COP 2.7 million, which is roughly USD 675 or EUR 585.
Most 1-bedroom apartments in Cartagena rent for about COP 1.9 million to COP 3.6 million per month, or roughly USD 475 to USD 900 and EUR 415 to EUR 780.
The cheapest 1-bedroom rents are usually found in Torices, Pie de la Popa, Zaragocilla and inland residential areas, while the highest rents are usually found in Bocagrande, Castillogrande, Centro Histórico, Getsemaní and La Boquilla.
What's the average monthly rent for a 2-bedroom in Cartagena as of 2026?
As of 2026, the estimated average monthly rent for a 2-bedroom apartment in Cartagena is about COP 2.85 million, which is roughly USD 710 or EUR 620.
Most 2-bedroom apartments in Cartagena rent for about COP 2.1 million to COP 4.2 million per month, or roughly USD 525 to USD 1,050 and EUR 455 to EUR 915.
The cheapest 2-bedroom rents are usually found in Pie de la Popa, Torices, El Bosque and Los Ejecutivos, while the most expensive 2-bedroom apartments are usually in Castillogrande, Bocagrande, Centro Histórico, Manga and La Boquilla.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Cartagena.
This gap matters because a simple 2-bedroom unit in an inland area can be priced like a small premium 1-bedroom unit near the sea.
What's the average rent per square meter in Cartagena as of 2026?
As of 2026, the estimated average apartment rent per square meter in Cartagena is about COP 39,800 per month, which is roughly USD 10 or EUR 9 per square meter.
Across Cartagena neighborhoods, a realistic rent range is about COP 30,000 to COP 45,000 per square meter, or about USD 8 to USD 11 and EUR 7 to EUR 10 per square meter.
Compared with many inland Colombian cities, Cartagena rent per square meter is higher in premium areas because Bocagrande, Castillogrande, Centro Histórico and La Boquilla attract tourists, expats and furnished-rental tenants.
Rent per square meter usually rises above the Cartagena average when an apartment is small, furnished, near the sea, in a secure modern building, has parking, has a pool or has strong air conditioning.
How much have rents changed year-over-year in Cartagena in 2026?
As of 2026, average asking rents in Cartagena appear to be about 15% to 20% higher than one year earlier, with Properati showing about 19% year-over-year growth in apartment rent per square meter.
The main drivers are tourism demand, expat demand, limited modern apartment supply, high construction and financing costs, and the fact that good furnished units are scarce in the best Cartagena neighborhoods.
This 2026 increase looks stronger than a normal lease renewal because new asking rents have moved much faster than the legal rent increase allowed on many existing residential leases.
What's the outlook for rent growth in Cartagena in 2026?
As of 2026, our base estimate is that ordinary long-term rents in Cartagena could rise by about 6% to 10%, while the best furnished coastal units could rise by about 10% to 15%.
The key forces are tourism, foreign renters, recovering housing demand, limited supply in attractive areas and the high cost of buying a home, which keeps many households renting for longer.
The strongest rent growth is likely in Bocagrande, Castillogrande, Centro Histórico, Getsemaní, Manga, Crespo, La Boquilla and parts of Zona Norte.
The main risks are weaker tourism, too many furnished listings in one micro-area, slower local incomes, stricter short-stay rules or a drop in foreign demand.
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Which neighborhoods rent best in Cartagena as of 2026?
The best rental neighborhoods in Cartagena in 2026 depend on the tenant you want, because expats, families, students and local professionals do not all pay for the same thing.
Which neighborhoods have the highest rents in Cartagena as of 2026?
As of 2026, the top three high-rent neighborhoods in Cartagena are usually Castillogrande at about COP 4.5 million to COP 6.5 million, Bocagrande at about COP 3.8 million to COP 5.8 million and Centro Histórico at about COP 4.0 million to COP 7.0 million, or roughly USD 950 to USD 1,750 and EUR 825 to EUR 1,520.
These Cartagena neighborhoods command premium rents because they offer sea views, walkability, security, modern buildings, restaurants, short commutes and strong furnished-rental demand.
The typical tenant in these high-rent Cartagena areas is an expat, a remote worker, a senior professional, a tourism-linked tenant or a Colombian household with a high budget.
By the way, we’ve written a blog article detailing Sources and methodology: we ranked high-rent areas with Properati, Fincaraíz and Metrocuadrado. We checked the results against amenity and furnished-rental premiums. Our own rent map helped separate true premium areas from single expensive listings.
Where do young professionals prefer to rent in Cartagena right now?
The top three neighborhoods for young professionals renting in Cartagena are Manga, Crespo and Bocagrande, with Marbella, Cabrero, Pie de la Popa and Los Ejecutivos also attracting many practical renters.
Young professionals in these Cartagena neighborhoods typically pay about COP 2.0 million to COP 3.6 million per month, or roughly USD 500 to USD 900 and EUR 435 to EUR 780.
Manga and Crespo attract young professionals because they are close to offices, hospitals, restaurants, the historic center and the airport, while Bocagrande adds beach access and a stronger lifestyle feel.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Cartagena.
For a landlord, the useful point is that young professionals often pay more for a clean, safe and well-connected apartment than for a very large one.
Where do families prefer to rent in Cartagena right now?
The top three family-friendly rental areas in Cartagena are Manga, Crespo and Serena del Mar, while Pie de la Popa, La Castellana, Los Alpes, El Recreo and La Carolina also work well for many families.
Families usually pay about COP 2.6 million to COP 5.0 million per month for 2-bedroom and 3-bedroom apartments in these Cartagena areas, or roughly USD 650 to USD 1,250 and EUR 565 to EUR 1,085.
These neighborhoods attract families because they offer larger layouts, parking, clinics, supermarkets, safer buildings, calmer streets and easier access to schools than the most tourist-heavy streets.
Educational options near these areas include Colegio Jorge Washington near Zona Norte, Colegio Británico de Cartagena, Colegio Montessori, Colegio La Salle and the Universidad de Cartagena catchments in the wider city.
Which areas near transit or universities rent faster in Cartagena in 2026?
As of 2026, the three faster-renting practical areas near transit or universities in Cartagena are Pie de la Popa, Manga and Zaragocilla, with Piedra de Bolívar, Torices, Los Ejecutivos and La Matuna also seeing steady demand.
Well-priced rentals in these high-demand Cartagena areas often stay listed for about 15 to 30 days, while overpriced units can still take much longer.
A unit within a practical walking distance of transit, a university or a major work corridor can earn a premium of about COP 200,000 to COP 500,000 per month, or roughly USD 50 to USD 125 and EUR 45 to EUR 110.
This premium exists because Cartagena heat and traffic make a short commute much more valuable than it may look on a map.
Which neighborhoods are most popular with expats in Cartagena right now?
The top three expat rental neighborhoods in Cartagena are Bocagrande, Centro Histórico and Manga, with Castillogrande, Getsemaní, Crespo, Marbella and La Boquilla also popular among foreign renters.
Expats in these Cartagena neighborhoods usually pay about COP 2.8 million to COP 6.5 million per month, or roughly USD 700 to USD 1,625 and EUR 610 to EUR 1,415.
Expats like these areas because they offer furnished apartments, walkability, restaurants, beach access, security, fast internet, short rides to the historic center and a softer landing in Cartagena.
The most visible foreign renter groups in these areas include North Americans, Europeans, Latin American professionals and remote workers who want a furnished base near Cartagena’s lifestyle zones.
And if you are also an expat, you may want to read our Sources and methodology: we used furnished listing data from Properati, cross-checks from Metrocuadrado and tourism context from Corpoturismo Cartagena. We looked for neighborhoods where expats actually find services and comfort. Our own checks helped separate tourist appeal from long-stay livability.
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Who rents, and what do tenants want in Cartagena right now?
Cartagena has a mixed rental market in 2026, so landlords should not think of one average tenant, but of several tenant groups with very different budgets.
What tenant profiles dominate rentals in Cartagena?
The top three tenant profiles in Cartagena are local households, Colombian professionals and students, and premium furnished tenants such as expats, remote workers and tourism-linked renters.
A reasonable 2026 estimate is that local households represent about 55% of Cartagena rental demand, professionals and students about 30%, and premium furnished tenants about 15%.
Local households usually want 2-bedroom and 3-bedroom apartments, professionals and students often want studios or 1-bedroom units, and premium furnished tenants want small or mid-sized apartments in walkable coastal or historic areas.
If you want to optimize your cashflow, you can read our Sources and methodology: we used labor and household context from DANE GEIH, local indicators from Cartagena Cómo Vamos and rent evidence from Properati. We estimated shares because no single official source publishes this tenant split. Our own tenant analysis helped turn the data into landlord-friendly categories.
Do tenants prefer furnished or unfurnished in Cartagena?
In Cartagena in 2026, we estimate that about 35% to 40% of tenants prefer furnished rentals, while about 60% to 65% prefer unfurnished or semi-furnished rentals.
The typical furnished premium is about COP 600,000 to COP 900,000 per month compared with a similar unfurnished apartment, or roughly USD 150 to USD 225 and EUR 130 to EUR 195.
Furnished apartments are most popular with expats, remote workers, tourism workers, short-stay spillover tenants, relocating professionals and people who do not want to buy furniture in a hot coastal city.
Which amenities increase rent the most in Cartagena?
The top five amenities that increase rent the most in Cartagena are air conditioning, furniture, parking, sea view or balcony, and access to a secure building with pool or elevator.
In 2026, these amenities can add about COP 200,000 to COP 900,000 per month each depending on the unit, or roughly USD 50 to USD 225 and EUR 45 to EUR 195.
In our property pack covering the real estate market in Cartagena, we cover what are the best investments a landlord can make.
The biggest uplift usually comes when several amenities are combined, such as a furnished apartment with good air conditioning, parking and building security near the sea.
What renovations get the best ROI for rentals in Cartagena?
The top five rental renovations in Cartagena are efficient air conditioning, humidity-resistant paint and finishes, bathroom upgrades, a clean furniture package and fast internet with a work-friendly setup.
Typical costs range from about COP 1 million to COP 25 million depending on the renovation, or roughly USD 250 to USD 6,250 and EUR 215 to EUR 5,435, and the rent increase can range from about COP 100,000 to COP 900,000 per month.
Renovations with poor ROI in Cartagena often include luxury finishes far above the neighborhood level, oversized kitchens for small rentals, fragile furniture, decorative upgrades that ignore humidity and expensive features without better security or air conditioning.
That is why the best Cartagena landlord upgrades are usually practical upgrades that make the apartment cooler, drier, safer and easier to rent.
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How strong is rental demand in Cartagena as of 2026?
Rental demand in Cartagena is strong in the best areas in 2026, but it is not equally strong for every apartment or every neighborhood.
What's the vacancy rate for rentals in Cartagena as of 2026?
As of 2026, the estimated vacancy rate for well-priced long-term apartments in Cartagena is about 4% to 6%.
The realistic range is about 2% to 4% for good furnished units in Bocagrande, Castillogrande, Centro, Manga, Crespo and La Boquilla, and 8% or more for overpriced or poorly maintained units in weaker locations.
Compared with a normal historical level, vacancy in the best Cartagena rental areas looks low because tourism, expat demand and limited modern supply keep pressure on good apartments.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cartagena.
The key lesson for landlords is simple: Cartagena vacancy is usually a pricing and quality problem before it is a citywide demand problem.
How many days do rentals stay listed in Cartagena as of 2026?
As of 2026, well-priced rentals in Cartagena usually stay listed for about 20 to 35 days before finding a tenant.
The realistic range is about 10 to 25 days for good furnished premium units, 20 to 35 days for mainstream apartments and 45 to 75 days for overpriced large units or weak locations.
Compared with one year ago, good Cartagena rentals appear to be moving faster because asking rents rose strongly and demand stayed firm in the best neighborhoods.
Which months have peak tenant demand in Cartagena?
The peak tenant demand months in Cartagena are usually December, January, March, April, June, July and November.
The seasonal pattern comes from tourism, Semana Santa, school holidays, university cycles, job changes and the November event season in Cartagena.
The weakest months are often May, September and October, when fewer tourists arrive and many local households are not resetting leases.
Don't buy the wrong property, in the wrong area of Cartagena
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What will my monthly costs be in Cartagena as of 2026?
A Cartagena landlord should usually budget 20% to 30% of gross rent for operating costs before mortgage payments and income tax.
What property taxes should landlords expect in Cartagena as of 2026?
As of 2026, a typical landlord in Cartagena should expect annual property tax of about COP 2.0 million to COP 5.0 million for many investment apartments, which is roughly USD 500 to USD 1,250 or EUR 435 to EUR 1,085.
The realistic range is much wider, from about COP 1.0 million to COP 12.0 million per year, or roughly USD 250 to USD 3,000 and EUR 215 to EUR 2,610, depending on cadastral value, location and property classification.
Property tax in Cartagena is based on cadastral value, and the rate depends on the rules in the city tax statute and the property’s official classification.
Please note that, in our property pack covering the real estate market in Cartagena, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
For a simple rental model, many landlords can start by reserving about 3% to 6% of gross rent each month for predial, then refine the number with the official bill.
What utilities do landlords often pay in Cartagena right now?
In Cartagena, landlords most often pay building administration when the lease includes it, and they may also pay internet or a capped utilities allowance for furnished premium rentals.
Typical landlord-paid costs can be about COP 300,000 to COP 900,000 per month for administration, COP 80,000 to COP 180,000 for internet and COP 150,000 to COP 500,000 for capped utilities, or roughly USD 20 to USD 225 and EUR 17 to EUR 195 depending on the item.
The common practice is that tenants pay electricity, water, gas and normal usage, while landlords should avoid uncapped electricity in furnished Cartagena apartments because air conditioning can make the bill high.
How is rental income taxed in Cartagena as of 2026?
As of 2026, rental income in Cartagena is taxed nationally by DIAN as income for the owner, while the property itself is also subject to local predial.
Common deductions can include documented repairs, administration, insurance, accounting, interest, depreciation where allowed and other expenses linked to producing rental income.
Common Cartagena-specific tax mistakes include treating rent as tax-free, ignoring predial, mixing short-stay and long-stay income records, forgetting administration charges and failing to document repairs caused by humidity or air conditioning use.
We cover these mistakes, among others, in our Sources and methodology: we used national tax guidance from DIAN, lease rules from Ley 820 de 2003 and local tax context from Cartagena predial. We kept the explanation practical because the final tax bill depends on the owner. Our own investor models always separate gross rent, net rent and taxable income.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Colombia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
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 | DANE is Colombia’s official statistics agency, so it is the main source for inflation and household data. | We used DANE to separate legal lease increases from asking-rent growth. We also used DANE to keep the Cartagena rent story linked to official inflation and affordability data. |
| DANE CEED | DANE CEED is the official quarterly census of building activity in Colombia. | We used it to understand whether new housing supply can ease Cartagena rents. We treated it as a supply indicator, not as a rent-price source. |
| DANE GEIH | DANE GEIH is Colombia’s official household and labor-market survey. | We used it to understand local renters, wages and employment pressure in Cartagena. We did not use it to price individual apartments. |
| Banco de la República | Banco de la República is Colombia’s central bank, so it is a strong source for credit and housing-cycle context. | We used it to judge the 2026 demand backdrop. We used its housing and credit context to understand why rents can rise even when financing remains expensive. |
| BBVA Research | BBVA Research is a major bank research unit with a dedicated Colombia real estate report. | We used it to cross-check the national housing cycle. We also used it to understand why rental demand remains important in Colombia in 2026. |
| Ley 820 de 2003 | Ley 820 de 2003 is the official Colombian legal text for urban residential leases. | We used it to explain rent increases, lease structure and service responsibilities. We used it to avoid confusing legal renewal caps with new asking rents. |
| Alcaldía de Cartagena, Predial | The Cartagena city government is the direct authority for property tax billing and payment. | We used it to estimate landlord property-tax costs. We also used it to explain that predial is handled locally in Cartagena. |
| Cartagena tax statute | This is Cartagena’s compiled tax code, so it is the right source for local tax rules. | We used it to explain that property tax is tied to cadastral value and official classification. We used it as legal context, not as a property-specific tax bill. |
| DIAN | DIAN is Colombia’s national tax authority. | We used DIAN to explain that rental income is taxed nationally. We kept the tax section simple because every owner’s taxable position is different. |
| Corpoturismo Cartagena | Corpoturismo is Cartagena’s official tourism promotion and statistics body. | We used it to understand tourism demand in Cartagena. We used tourism momentum to explain why furnished coastal rentals can command a premium. |
| MinCIT tourism reports | MinCIT is Colombia’s commerce and tourism ministry, so its tourism reports are official national data. | We used it to cross-check tourism trends. We used it so the article does not rely only on local promotional material. |
| Transcaribe | Transcaribe is Cartagena’s official mass-transit system. | We used it to identify practical rental corridors. We also used it to explain why Manga, Pie de la Popa, El Bosque and Los Ejecutivos can attract steady tenants. |
| Universidad de Cartagena | The university’s own website is the direct source for campus locations. | We used it to identify student and staff rental catchments. We used those locations to explain demand near Zaragocilla, Piedra de Bolívar, Centro and La Matuna. |
| Properati | Properati publishes current apartment listing data by city, room count, square meter and amenities. | We used Properati as the main asking-rent anchor for Cartagena in 2026. We then checked the numbers against other portals and our own analysis. |
| Fincaraíz | Fincaraíz is one of Colombia’s largest property portals. | We used it to check live apartment listings by neighborhood and size. We used it to add real listing texture to the rent ranges. |
| Cartagena Cómo Vamos | Cartagena Cómo Vamos is a local quality-of-life observatory that compiles city indicators from credible sources. | We used it to understand household pressure and local living conditions. We used it to keep the article grounded beyond tourist neighborhoods. |
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