Authored by the expert who managed and guided the team behind the Colombia Property Pack
Everything you need to know before buying real estate is included in our Colombia Property Pack
Colombia has become one of Latin America's most attractive markets for foreign property investors looking to generate rental income, thanks to its lack of ownership restrictions and growing tourism economy.
Whether you choose long-term tenants in Bogota or short-term vacation rentals in Cartagena, the country offers gross yields averaging around 6.9% in 2026.
We constantly update this blog post to reflect the latest regulations, market data, and rental trends across Colombia's major cities.
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 Colombia.
Insights
- Colombia's gross rental yields average around 6.9% nationally in 2026, but net yields drop to 3.8% to 5.2% for long-term rentals once you factor in HOA fees, property taxes, and vacancy.
- Medellin short-term rentals command roughly $75 per night with 55% occupancy, while Cartagena reaches $149 per night but drops to 49% occupancy due to seasonality.
- Building bylaws under Colombia's Propiedad Horizontal law can ban short-term rentals entirely in your condo, making this the single biggest Airbnb risk that foreigners overlook.
- You can get a Colombian tax ID (RUT) without ever setting foot in the country, which means remote landlording is fully legal and practical for non-residents.
- Colombia caps monthly rent at 1% of the property's commercial value, so you cannot freely price your unit above this ceiling for long-term residential leases.
- Annual rent increases on existing leases are tied to inflation, which hit 5.1% in December 2025, directly limiting how much you can raise rents in 2026.
- Bogota's Chapinero neighborhood attracts young professionals and students with strong transit access, making it one of the most liquid long-term rental markets in Colombia.
- Short-term rental operators in Colombia must register with the National Tourism Registry (RNT), and failing to do so can trigger consumer protection complaints and fines.
- Furnished apartments in Medellin and Bogota rent faster to expats and digital nomads, but wear-and-tear costs can eat into your net yield if you underprice them.
Can I legally rent out a property in Colombia as a foreigner right now?
Can a foreigner own-and-rent a residential property in Colombia in 2026?
As of early 2026, Colombia allows foreigners to buy, own, and rent out residential property without any blanket nationality restrictions, making it one of the more accessible markets in Latin America for foreign real estate investors.
The most common ownership structure for foreigners is direct personal ownership, though some investors choose to hold property through a Colombian corporation (SAS) for liability or tax planning purposes.
The main thing foreigners often miss is that when you bring foreign currency into Colombia to buy property, you need to channel it through the official foreign exchange system and register the investment with the central bank if you want to repatriate proceeds later without complications.
If you're not a local, you might want to read our guide to foreign property ownership in Colombia.
Do I need residency to rent out in Colombia right now?
No, you do not need Colombian residency to own rental property and collect income from it, which means you can be a landlord in Colombia while living anywhere in the world.
However, you will need a Colombian tax identification number called a RUT, and DIAN (Colombia's tax authority) provides a specific process for foreigners living abroad to register or update their RUT remotely.
Colombian law does not require you to have a local bank account to collect rent, and international transfers are permitted, though most landlords find that a Colombian account simplifies tenant payments and tax reporting.
Managing a rental property in Colombia entirely remotely is practical and common, especially if you hire a local property manager to handle showings, maintenance, and rent collection on your behalf.
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What rental strategy makes the most money in Colombia in 2026?
Is long-term renting more profitable than short-term in Colombia in 2026?
As of early 2026, short-term rentals in Colombia offer higher upside potential in the right locations, but long-term rentals deliver more stable and predictable income with fewer regulatory headaches.
A well-managed short-term rental in Medellin might gross 280 million COP (around $75,000 USD or 70,000 EUR) annually at 55% occupancy and $75 per night, while a comparable long-term rental in the same area might gross 36 to 42 million COP (around $10,000 to $11,000 USD or 9,000 to 10,000 EUR) annually.
Short-term renting works best financially in tourist-heavy areas like Cartagena's historic center, Medellin's El Poblado, or Bogota's Chapinero Alto, where nightly rates are high and demand from travelers and digital nomads remains strong year-round.
What's the average gross rental yield in Colombia in 2026?
As of early 2026, the average gross rental yield for residential properties in Colombia sits around 6.9%, which is competitive compared to most Latin American markets.
Most residential properties in Colombia fall within a gross yield range of 6% to 8%, depending on city, neighborhood, and property type.
Smaller units like studios and one-bedroom apartments in high-demand urban neighborhoods typically achieve the highest gross yields in Colombia because their lower purchase prices pair well with solid rental demand from young professionals and students.
By the way, we have much more granular data about rental yields in our property pack about Colombia.
What's the realistic net rental yield after costs in Colombia in 2026?
As of early 2026, the average net rental yield after all costs for long-term residential properties in Colombia is roughly 3.8% to 5.2%, while short-term rentals can swing between 4.5% and 8.5% depending on management efficiency.
Most landlords in Colombia realistically experience net yields in the 4% to 5% range for long-term rentals, with higher variance for short-term operators who face bigger swings in occupancy and operating costs.
The three main cost categories that eat into your gross yield in Colombia are administration fees (cuota de administracion) charged by building management, property tax (predial) set by local municipalities, and the vacancy gap between tenants which typically runs one month per year.
You might want to check our latest analysis about gross and net rental yields in Colombia.
What monthly rent can I get in Colombia in 2026?
As of early 2026, typical monthly rents in Colombia's major cities range from 1.6 to 2.3 million COP ($430 to $620 USD, 400 to 570 EUR) for a studio, 2.0 to 3.5 million COP ($540 to $940 USD, 500 to 870 EUR) for a one-bedroom, and 2.6 to 5.0 million COP ($700 to $1,340 USD, 650 to 1,240 EUR) for a two-bedroom apartment.
A decent entry-level studio in Colombia rents for around 1.6 to 2.0 million COP ($430 to $540 USD, 400 to 500 EUR) monthly in neighborhoods like Bogota's Teusaquillo or Medellin's Laureles.
A typical mid-range one-bedroom apartment in Colombia rents for around 2.2 to 3.0 million COP ($590 to $800 USD, 550 to 750 EUR) monthly in solid residential areas with good transit access.
A mid-to-high range two-bedroom apartment in Colombia rents for around 3.5 to 5.0 million COP ($940 to $1,340 USD, 870 to 1,240 EUR) monthly in desirable neighborhoods like Bogota's Chapinero or Medellin's El Poblado.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Colombia.
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 are the real numbers I should budget for renting out in Colombia in 2026?
What's the total "all-in" monthly cost to hold a rental in Colombia in 2026?
As of early 2026, the total all-in monthly cost to hold a typical rental apartment in Colombia ranges from 450,000 to 1,600,000 COP ($120 to $430 USD, 110 to 400 EUR), excluding any mortgage payments.
Most standard rental properties in Colombia fall within a monthly holding cost range of 600,000 to 1,200,000 COP ($160 to $320 USD, 150 to 300 EUR) once you include HOA fees, property tax reserves, and basic maintenance.
The single largest contributor to monthly holding costs in Colombia is typically the administration fee (cuota de administracion) charged by buildings, which can run 250,000 to 1,200,000 COP monthly depending on building amenities like doormen, pools, and gyms.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Colombia.
What's the typical vacancy rate in Colombia in 2026?
As of early 2026, the typical vacancy rate for long-term rental properties in Colombia's major cities runs around 6% to 9%, which translates to roughly three to four weeks empty per year.
Landlords in Colombia should realistically budget for about one month of vacancy per year for long-term rentals because tenant turnover, cleaning, and minor repairs between occupants take time even in high-demand neighborhoods.
The main factor that causes vacancy rates to vary across Colombia's neighborhoods is proximity to employment centers and universities, with areas like Bogota's Chapinero or Medellin's Laureles seeing faster tenant placement than peripheral zones.
The highest tenant turnover in Colombia typically happens in December and January when lease cycles end and people relocate for new jobs or academic terms, so expect slightly longer vacancy gaps if your lease ends during this period.
We have a whole part covering the best rental strategies in our pack about buying a property in Colombia.
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Where do rentals perform best in Colombia in 2026?
Which neighborhoods have the highest long-term demand in Colombia in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Colombia are Chapinero in Bogota (young professionals and strong transit), El Poblado in Medellin (expats and premium rents), and Envigado in the Medellin metro area (families seeking residential stability).
Families looking for long-term rentals in Colombia gravitate toward Bogota's Usaquen and Salitre neighborhoods or Medellin's Envigado, where schools, parks, and quieter residential streets make family life practical.
Students drive strong rental demand in Bogota's Chapinero and Teusaquillo neighborhoods near major universities, as well as Medellin's Laureles area which offers walkability and affordable rents close to educational institutions.
Expats and international professionals concentrate in Medellin's El Poblado and Laureles, Bogota's Chico and Rosales, and Cartagena's Bocagrande, where English-friendly services, restaurants, and co-working spaces cluster.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Colombia.
Which neighborhoods have the best yield in Colombia in 2026?
As of early 2026, the three neighborhoods offering the best rental yields in Colombia are parts of Bogota's Chapinero (strong rent-to-price ratios), Medellin's Laureles (high demand without El Poblado's premium pricing), and well-connected pockets of Bogota's Usaquen where prices have not fully caught up to rents.
These top-yielding neighborhoods in Colombia typically deliver gross rental yields in the 7% to 8.5% range, compared to the 6% to 7% range in premium areas where purchase prices are inflated.
The main characteristic allowing these neighborhoods to achieve higher yields is that they attract strong tenant demand from professionals and students without commanding the trophy-level purchase prices of luxury zones like El Poblado or Rosales.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Colombia.
Where do tenants pay the highest rents in Colombia in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Colombia are Bogota's Chico and Rosales (premium corporate housing), Medellin's El Poblado (expat and luxury demand), and Cartagena's Bocagrande (beachfront and tourism premium).
A standard apartment in these premium Colombian neighborhoods typically rents for 5 to 10 million COP ($1,340 to $2,680 USD, 1,240 to 2,490 EUR) monthly, with top-tier furnished units reaching even higher.
The main characteristic driving highest rents in these neighborhoods is the concentration of corporate offices, embassies, high-end restaurants, and international schools that create demand from tenants willing to pay for convenience and prestige.
The typical tenant profile in Colombia's highest-rent neighborhoods includes corporate executives on housing allowances, embassy staff, business owners, and well-paid remote workers seeking turnkey furnished apartments in safe and walkable areas.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Colombia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do tenants actually want in Colombia in 2026?
What features increase rent the most in Colombia in 2026?
As of early 2026, the three property features that increase monthly rent the most in Colombia are 24-hour security with a doorman (porteria), reliable high-speed internet infrastructure, and covered parking in a city where car ownership is common but street parking is risky.
Adding 24-hour security with a professional doorman can increase rent by 15% to 25% in Colombia because personal safety is a top priority for tenants, especially in urban areas where gated access signals a well-managed building.
One commonly overrated feature that landlords invest in but tenants do not pay much extra for in Colombia is luxury kitchen appliances, since most Colombian tenants prioritize location and security over high-end cooking equipment.
One affordable upgrade that provides a strong return on investment in Colombia is installing blackout curtains and a quality showerhead, which cost little but noticeably improve tenant comfort and help your listing stand out in photos.
Do furnished rentals rent faster in Colombia in 2026?
As of early 2026, furnished apartments in Colombia typically rent two to four weeks faster than unfurnished ones because they attract expats, digital nomads, and corporate tenants who want to move in immediately without buying furniture.
Furnished apartments in Colombia command a rent premium of roughly 20% to 35% over comparable unfurnished units, though landlords need to budget for higher wear-and-tear and furniture replacement costs that can offset some of that premium.
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How regulated is long-term renting in Colombia right now?
Can I freely set rent prices in Colombia right now?
Colombia allows landlords to negotiate initial rent prices, but the law caps monthly rent at 1% of the property's commercial value, which means you cannot charge whatever you want even at the start of a lease.
Once a tenant is in place, annual rent increases on continuing leases are capped and typically tied to inflation, which was 5.1% for December 2025, so your 2026 increase on an existing contract cannot exceed that percentage.
What's the standard lease length in Colombia right now?
The standard lease length in Colombia is whatever the landlord and tenant agree upon, but if no term is specified in the contract, the law defaults to a one-year lease that automatically renews.
Colombia's residential lease law (Ley 820) restricts landlords from demanding traditional cash security deposits in the way common in other countries, which is why most landlords use alternatives like co-signers, guarantee insurance, or third-party fianzas instead.
Because deposits work differently in Colombia, the return rules focus on those alternative guarantee mechanisms, and landlords should work with a local attorney to structure compliant arrangements that protect against tenant damage or unpaid rent.
We made this infographic to show you how property prices in Colombia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How does short-term renting really work in Colombia in 2026?
Is Airbnb legal in Colombia right now?
Yes, Airbnb-style short-term rentals are legal in Colombia, but they are regulated as a tourism activity rather than treated as informal leasing.
Operators must register with the National Tourism Registry (RNT) through the Confecamaras portal, and the process involves submitting documentation proving you meet tourism accommodation standards.
Colombia does not impose a universal national cap on how many nights per year you can rent short-term, but individual buildings under the Propiedad Horizontal law can restrict or ban short-term rentals entirely through their internal bylaws.
Operating an unlicensed or non-compliant short-term rental in Colombia can result in consumer protection complaints filed through the Superintendencia de Industria y Comercio, which can lead to fines and enforcement actions against your listing.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Colombia.
What's the average short-term occupancy in Colombia in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Colombia's major markets runs around 50% to 55%, which means your property will be empty roughly half the year on average.
Most short-term rentals in Colombia experience occupancy rates ranging from 45% in seasonal coastal markets like Cartagena to 55% in steadier urban markets like Medellin and Bogota.
The highest occupancy months for short-term rentals in Colombia are December through January (holiday travel), Semana Santa in March or April (Easter week), and June through August (vacation season and international tourism).
The lowest occupancy months in Colombia are typically September through November, when tourism slows after summer and before the holiday season picks up again.
Finally, please note that you can find much more granular data about this topic in our property pack about Colombia.
What's the average nightly rate in Colombia in 2026?
As of early 2026, the average nightly rate for short-term rentals varies significantly by city: roughly 140,000 COP ($37 USD, 35 EUR) in Bogota, 280,000 COP ($75 USD, 70 EUR) in Medellin, and 555,000 COP ($149 USD, 138 EUR) in Cartagena.
Most short-term rental listings in Colombia fall within a nightly rate range of 100,000 to 600,000 COP ($27 to $161 USD, 25 to 149 EUR), with budget listings at the low end and premium beachfront or historic properties at the top.
The typical nightly rate difference between peak season (December to January, Semana Santa) and off-season (September to November) in Colombia runs 30% to 50% higher during peak periods, especially in tourism-dependent markets like Cartagena.
Is short-term rental supply saturated in Colombia in 2026?
As of early 2026, the short-term rental market in Colombia shows signs of moderate saturation in the most popular tourist zones, with AirDNA tracking over 22,000 active listings in Bogota, 25,000 in Medellin, and 17,000 in Cartagena.
The number of active short-term rental listings in Colombia has been growing steadily, which means competition for bookings is increasing and operators need strong reviews and competitive pricing to maintain occupancy.
The most oversaturated neighborhoods for short-term rentals in Colombia are Medellin's El Poblado (flooded with digital nomad-focused listings), Cartagena's Centro Historico and Bocagrande (heavy tourism competition), and Bogota's Chapinero Alto (growing expat supply).
Neighborhoods in Colombia that still have room for new short-term rental supply include Medellin's Laureles (less saturated than Poblado), Bogota's Teusaquillo and Usaquen (emerging demand), and smaller coastal towns like Santa Marta that attract overflow tourism from Cartagena.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Colombia, 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 it's reliable | How we used it |
|---|---|---|
| Banco de la Republica | Colombia's central bank and official FX/investment authority. | We used it to explain how foreigners register capital when buying property in Colombia. We referenced it for FX channeling requirements that affect repatriation. |
| DIAN | Colombia's national tax authority with official procedures. | We used it to confirm that foreigners can get a RUT tax ID without living in Colombia. We referenced the remote registration process for non-resident landlords. |
| Ley 820 de 2003 | Official government repository for Colombia's residential lease law. | We used it to explain rent caps, lease terms, and deposit restrictions. We referenced it for annual rent increase rules tied to inflation. |
| Ley 675 de 2001 | Senate's official text for Colombia's condo/co-ownership law. | We used it to explain why building bylaws can restrict short-term rentals. We referenced it as the legal basis for Propiedad Horizontal rules. |
| Global Property Guide | Widely-used international dataset with transparent yield methodology. | We used it as the backbone for gross yield estimates by city and neighborhood. We cross-checked its data against local rent and price narratives. |
| AirDNA | Recognized short-term rental data provider using platform signals. | We used it to estimate occupancy and nightly rates in Bogota, Medellin, and Cartagena. We compared long-term versus short-term economics using real booking data. |
| DANE (CPI) | Colombia's national statistics agency for official inflation data. | We used the December 2025 CPI of 5.1% to explain rent increase caps. We anchored inflation-indexed lease adjustment rules to this figure. |
| DANE (Quality of Life Survey) | Official household survey showing how Colombians live and rent. | We used it to size the rental market and explain tenant demand depth. We supported vacancy expectations with data on renter household shares. |
| MINCIT (RNT) | Ministry of Commerce's official guidance on tourism registration. | We used it to describe what the RNT is and who needs it. We outlined the compliance checklist for short-term rental operators. |
| Exchange-Rates.org | Transparent historical FX data for consistent conversions. | We used early January 2026 rates to convert COP figures to USD and EUR. We maintained consistency across all currency references in the article. |
We have made this infographic to give you a quick and clear snapshot of the property market in Colombia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.