Authored by the expert who managed and guided the team behind the Colombia Property Pack
Yes, the analysis of Cartagena's property market is included in our pack
This article breaks down current rental prices in Cartagena, Colombia, whether you're a tenant or a landlord.
We update this guide regularly to reflect the latest Cartagena rental market trends.
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.
Insights
- Studio apartments in Cartagena rent for around COP 1.8 million monthly ($430/€410), making the city more affordable than Bogotá for small-unit renters.
- Cartagena's rental market splits into local housing in areas like Crespo and Manga, and premium furnished rentals in coastal zones like Bocagrande where rents run 2 to 3 times higher.
- The legal cap for annual rent increases ties to the previous year's inflation, so most 2026 Cartagena leases will see increases around 5.3%.
- Castillogrande and Bocagrande command the highest rents, with beachfront apartments averaging COP 6.5 million monthly (about $1,550).
- Furnished apartments in Cartagena's lifestyle zones command a 10% to 20% premium because the alternative for expats is expensive short-stay pricing.
- Cartagena's long-term rental vacancy rate sits around 6% to 8%, lower than the 15% census vacancy because many unoccupied units are seasonal homes.
- Well-priced rentals in high-demand Cartagena neighborhoods find tenants within 25 to 45 days, while overpriced luxury units can sit 90+ days.
- Air conditioning quality is the most important amenity for Cartagena rentals, often adding COP 200,000 to 400,000 monthly to the rent.
- Coastal properties require higher maintenance budgets (1% to 1.5% of property value annually) because salt air accelerates corrosion.
- Peak tenant demand hits January and February when seasonal residents extend stays and job relocations begin.
What are typical rents in Cartagena as of 2026?
What's the average monthly rent for a studio in Cartagena as of 2026?
As of early 2026, the average monthly rent for a studio in Cartagena is around COP 1.8 million ($430 USD/€410 EUR).
Most Cartagena studios rent between COP 1.2 million and COP 2.5 million monthly ($285 to $595 USD), depending on neighborhood and building quality.
Key factors affecting studio rents include location (beachfront Bocagrande costs far more than inland Ternera), furnishing status, and amenities like AC quality and building security.
What's the average monthly rent for a 1-bedroom in Cartagena as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Cartagena is approximately COP 2.6 million ($620 USD/€590 EUR).
Most 1-bedroom apartments rent between COP 1.8 million and COP 3.5 million monthly ($430 to $835 USD), reflecting neighborhood and condition differences.
The cheapest 1-bedroom rents are in Ternera, Parque Heredia, and La Castellana, while the highest cluster in Bocagrande, El Laguito, and Centro Histórico.
What's the average monthly rent for a 2-bedroom in Cartagena as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Cartagena is around COP 3.65 million ($870 USD/€830 EUR).
Most 2-bedroom apartments rent between COP 2.5 million and COP 5.5 million monthly ($595 to $1,310 USD), with furnished premium units at the higher end.
The most affordable 2-bedroom rentals are in Ternera, La Castellana, and Pie de la Popa, while Bocagrande, Castillogrande, and Centro Histórico exceed COP 6 million.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Cartagena.
What's the average rent per square meter in Cartagena as of 2026?
As of early 2026, the average rent per square meter in Cartagena is approximately COP 44,000 monthly ($10.50 USD/€10 EUR per m²).
Rent per m² varies from COP 35,000 in affordable inland neighborhoods to COP 55,000+ in Bocagrande and Castillogrande ($8 to $13 USD per m²).
Compared to Bogotá where premium areas reach COP 60,000 to 70,000 per m², Cartagena remains more affordable, though coastal zones are catching up.
Properties pushing above-average rent per m² typically feature sea views, modern AC, high floors, and full furnishing packages for expats.
How much have rents changed year-over-year in Cartagena in 2026?
As of early 2026, most annual rent increases in Cartagena are landing around 5.3%, based on Colombia's 2025 inflation rate which legally caps rent adjustments.
The main driver is Colombia's inflation-linked adjustment system where landlords can increase rent by up to 100% of the previous year's CPI (November 2025: 5.30%).
This 5.3% increase is lower than the double-digit increases tenants experienced in 2023 and 2024, offering some relief.
What's the outlook for rent growth in Cartagena in 2026?
As of early 2026, Cartagena rent growth is projected at 4% to 7% for standard leases, with premium furnished units potentially outperforming.
Key factors include the central bank guiding inflation toward 3%, continued expat demand for furnished coastal living, and new supply in northern zones like Serena del Mar.
Bocagrande, Castillogrande, and Centro Histórico should see the strongest rent growth, where limited supply meets persistent demand for turnkey units.
Risks include economic slowdown reducing relocations, oversupply in the north zone, or changes to short-term rental regulations.
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Which neighborhoods rent best in Cartagena as of 2026?
Which neighborhoods have the highest rents in Cartagena as of 2026?
As of early 2026, the three highest-rent neighborhoods in Cartagena are Castillogrande (COP 7 million/$1,670 USD monthly), Bocagrande (COP 6.5 million/$1,550 USD), and El Laguito (COP 5.5 million/$1,310 USD).
These neighborhoods command premiums due to beachfront access, modern high-rises with pools and gyms, 24/7 security, and walkable amenities.
Typical tenants include remote-working expats, corporate executives, seasonal residents, and wealthy Colombian families with vacation properties.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cartagena.
Where do young professionals prefer to rent in Cartagena right now?
Top neighborhoods for young professionals are Manga (central, good downtown access), Crespo (near airport, newer buildings, beach), and Getsemaní (nightlife, walkable historic area).
Young professionals typically pay COP 1.8 million to COP 3.2 million monthly ($430 to $760 USD), with Getsemaní higher due to character properties.
Attractions include short commutes, abundant restaurants and cafes, reliable internet for remote work, and a social atmosphere.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Cartagena.
Where do families prefer to rent in Cartagena right now?
Top family neighborhoods are Crespo (practical, good schools), Serena del Mar/Zona Norte (master-planned, larger units), and La Castellana (everyday convenience).
Families pay COP 3 million to COP 5 million monthly ($715 to $1,190 USD) for 2-3 bedrooms, with Serena del Mar at the higher end.
Attractions include larger floor plans, secure parking, quieter streets, swimming pools, and proximity to supermarkets.
Nearby schools include Colegio Jorge Washington (bilingual, near Crespo), Colegio Británico (north zone), and several private schools in La Castellana and Manga.
Which areas near transit or universities rent faster in Cartagena in 2026?
As of early 2026, fastest-renting transit/university areas are Centro/La Matuna/Pie de la Popa (central jobs, campuses), Manga (bridge access), and Ternera/Parque Heredia (student access, mid-market supply).
Well-priced properties in these areas list for only 25 to 40 days, versus 60+ days in less convenient locations.
Properties near Transcaribe stops or campuses command COP 150,000 to 300,000 monthly premium ($35 to $70 USD).
Which neighborhoods are most popular with expats in Cartagena right now?
Top expat neighborhoods are Centro Histórico/San Diego (walkable charm), Bocagrande (turnkey high-rise living), and Getsemaní (artistic community vibe).
Expats typically pay COP 3.5 million to COP 7 million monthly ($835 to $1,670 USD), with furnished units at the higher end.
Attractions include English-friendly services, walkability, reliable building management, and furnished options eliminating setup hassle.
Most represented are Americans (retirees, remote workers), Canadians, Europeans (Spain, Germany, UK), and digital nomads drawn by visa-friendly policies.
And if you are also an expat, you may want to read our exhaustive guide for expats in Cartagena.
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Who rents, and what do tenants want in Cartagena right now?
What tenant profiles dominate rentals in Cartagena?
Top tenant profiles are local Colombian households (core demand), corporate tenants/professionals (port, tourism, industrial sectors), and expats/long-stay foreigners (coastal and historic neighborhoods).
Local households represent roughly 60% of Cartagena's long-term rental market, corporate tenants about 25%, and expats/seasonal residents 15% (higher in Bocagrande and Centro Histórico).
Locals seek unfurnished 2-3 bedrooms in practical neighborhoods; corporates want furnished units with parking and security; expats want turnkey furnished apartments in walkable areas.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Cartagena.
Do tenants prefer furnished or unfurnished in Cartagena?
In Cartagena, roughly 65% of long-term tenants prefer unfurnished (mostly local families), while 35% prefer furnished (expats, corporate, seasonal residents).
Furnished apartments command COP 300,000 to 600,000 monthly premium ($70 to $145 USD), or approximately 10% to 20% more rent.
Furnished preferences come from expats avoiding furniture shipping, corporate transferees, seasonal residents, and digital nomads wanting move-in-ready apartments.
Which amenities increase rent the most in Cartagena?
Top rent-boosting amenities are quality AC (essential for tropical heat), sea view/balcony, 24/7 security, pool/gym access, and backup water/power systems.
Quality AC adds COP 200,000-400,000 monthly ($50-$95 USD); sea view adds COP 400,000-800,000 ($95-$190 USD); security adds COP 150,000-300,000 ($35-$70 USD); pool/gym adds COP 200,000-350,000 ($50-$85 USD); backup systems add COP 100,000-200,000 ($25-$50 USD).
In our property pack covering the real estate market in Cartagena, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Cartagena?
Top ROI renovations are AC upgrades with insulation, kitchen modernization with ventilation, bathroom waterproofing, anti-corrosion treatments, and blackout blinds with mosquito-proofing.
AC upgrades cost COP 3-6 million ($715-$1,430 USD) and add COP 200,000-400,000 monthly; kitchen refreshes cost COP 5-12 million and add COP 150,000-350,000; bathroom updates cost COP 3-8 million and add COP 100,000-250,000.
Poor ROI renovations to avoid: luxury finishes exceeding neighborhood ceilings, elaborate landscaping with costly maintenance, and expensive smart-home systems tenants won't use.
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How strong is rental demand in Cartagena as of 2026?
What's the vacancy rate for rentals in Cartagena as of 2026?
As of early 2026, Cartagena's long-term rental vacancy rate is approximately 6% to 8%, reflecting a healthy market where well-priced units find tenants reasonably fast.
Vacancy ranges from 4%-5% in high-demand Crespo, Manga, and well-priced Bocagrande, up to 10%-12% for overpriced luxury units.
This is lower than DANE's 15% unoccupied housing figure because many vacant units are seasonal homes, not properties seeking long-term tenants.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cartagena.
How many days do rentals stay listed in Cartagena as of 2026?
As of early 2026, Cartagena rentals stay listed approximately 35 to 50 days on average, varying by pricing, property type, and neighborhood.
Well-priced units in Crespo, Manga, and competitive Bocagrande list 25-45 days; overpriced luxury or inconvenient locations list 60-90+ days.
Current days-on-market is similar to last year, with furnished premium units still moving faster than mid-market unfurnished stock.
Which months have peak tenant demand in Cartagena?
Peak months are January-February (relocations, seasonal residents extending), June-July (mid-year moves), and late November-December (corporate cycles, seasonal setup).
Drivers include Cartagena's tourist destination status, Colombian school calendar, corporate transfer cycles, and winter-escape demand from North Americans and Europeans.
Lowest demand is September-October during peak rainy season, better for landlord maintenance than tenant placement.
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?
What property taxes should landlords expect in Cartagena as of 2026?
As of early 2026, Cartagena landlords should expect annual property taxes (Impuesto Predial Unificado) of COP 1.5-2.5 million for mid-range apartments ($360-$595 USD yearly).
Taxes range from COP 800,000 for modest lower-strata properties ($190 USD) to COP 5 million+ for premium high-strata properties ($1,190 USD).
Taxes are calculated by multiplying cadastral value by rates expressed "per thousand" (por mil), ranging from 1.0 to 7.1 depending on strata and value band.
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.
What maintenance budget per year is realistic in Cartagena right now?
A realistic annual maintenance budget for Cartagena rentals is COP 4-7 million ($950-$1,670 USD), with beachfront properties requiring the higher end due to salt damage.
Costs range from COP 2.5 million for newer inland properties ($595 USD) to COP 10 million+ for older beachfront towers needing corrosion repairs ($2,380 USD).
Most Cartagena landlords budget 0.8% to 1.5% of property value annually, with coastal properties at the higher end.
What utilities do landlords often pay in Cartagena right now?
Landlords typically pay only HOA fees (administración) in some cases; most structure leases so tenants pay electricity, water, gas, and internet directly.
When landlords cover HOA, monthly costs are COP 200,000-600,000 ($50-$145 USD), with premium Bocagrande and Castillogrande towers at the higher end.
Standard practice: tenants pay consumption utilities, landlords pay property tax and major repairs, with HOA negotiated case-by-case.
How is rental income taxed in Cartagena as of 2026?
As of early 2026, rental income in Colombia is taxed under "Cédula General" as "rentas de capital," with marginal rates from 0% to 39% depending on taxable income after deductions.
Deductible expenses include property taxes, documented maintenance, administration fees, depreciation, and mortgage interest.
A common Cartagena landlord mistake is failing to document expenses year-round, resulting in taxes on gross rather than net rental income.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Cartagena.
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.
Below we've listed the authoritative sources we used and explained how we used them.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| DANE IPC Press Release (Nov 2025) | DANE is Colombia's official statistics agency, the reference for laws and contracts. | We anchored inflation context for rent resets and kept estimates consistent with official data. |
| DANE IPC Technical Page | DANE's explanation of Consumer Price Index methodology. | We explained rent inflation in plain language and justified CPI as the main rent-change yardstick. |
| FincaRaíz Cartagena Apartments | One of Colombia's largest housing portals with transparent price and size data. | We used it as baseline for citywide rent levels and cross-checked with neighborhood pages. |
| FincaRaíz Cartagena Studios | Portal filtered to studios for accurate comparisons. | We estimated typical studio rents and sizes and converted to COP per m² benchmarks. |
| FincaRaíz Cartagena 2-Bedrooms | Consistently updated dataset segmented by bedroom count. | We anchored 2-bedroom rent levels and validated rent per m² ranges. |
| FincaRaíz Bocagrande | Neighborhood snapshot for premium zone comparisons. | We showed beachfront premiums and ranked highest-rent areas with real names. |
| FincaRaíz Castillogrande | Snapshot of one of Cartagena's priciest areas. | We triangulated upper-end rental market and explained premium drivers. |
| Banco de la República Monetary Policy Report (Jul 2025) | Colombia's central bank with authoritative inflation outlook. | We grounded 2026 rent growth outlook in inflation path and interest rate stance. |
| Banco de la República Expectations Surveys | Official channel compiling market expectations. | We supported that 2026 inflation expectations exceeded the 3% target. |
| Ley 820 de 2003 (Urban Housing Lease Law) | The law governing residential leases and rent adjustments. | We stated the legal cap for rent increases and explained obligations simply. |
| Cartagena Estatuto Tributario (Decree 0810 of 2023) | District's official tax statute for local taxes. | We gave realistic property tax expectations with rates by strata and value bands. |
| DIAN Cédula General | Colombia's tax authority reference for rental income categorization. | We explained where rental income sits in personal income tax. |
| DANE Cartagena Profile (Census 2018) | Official municipal profile with housing stock and occupancy data. | We extracted housing counts and built a local vacancy proxy. |
| Camacol Bolívar Studies | Main construction guild tracking local supply pipelines. | We supported the expanding supply story in new growth areas. |
| Portafolio (Short-Term Rentals Context) | Mainstream outlet citing Camacol industry data. | We contextualized Cartagena's strong furnished demand. |
| FincaRaíz Crespo | Neighborhood snapshot for mid-market practical options. | We identified young professional and family preferences. |
| FincaRaíz Serena del Mar | Listing examples in Cartagena's newest master-planned community. | We understood pricing in north zone developments. |
| FincaRaíz Recently Published Listings | Fresh listing flow showing active inventory turnover. | We estimated days on market and identified active neighborhoods. |
| Ciencuadras Cartagena | Major Colombian portal with transparent listing aggregation. | We cross-checked rent averages across multiple sources. |
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