Authored by the expert who managed and guided the team behind the Guatemala Property Pack
Everything you need to know before buying real estate is included in our Guatemala Property Pack
This blog post covers everything you need to know about current housing prices in Guatemala, and we update it regularly to keep the data fresh.
Whether you're looking at Guatemala City's prime zones or charming Antigua, understanding local property values is essential before making any decision.
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 Guatemala.
Insights
- Guatemala has no official national house price index, so reliable pricing comes from analyzing thousands of property listings across Guatemala City and Antigua rather than government statistics.
- Zone 14 in Guatemala City commands the highest prices per square meter, often reaching Q28,000 per sqm ($3,660), driven by embassy proximity and tight land supply.
- New construction in Guatemala typically costs about 15% more per square meter than comparable existing homes, largely due to bundled security features and modern amenities.
- The gap between listing prices and final sale prices in Guatemala averages around 7%, meaning buyers often negotiate Q100,000 or more off asking prices on mid-range properties.
- Over the past decade, Guatemala property prices rose about 55% in nominal terms, but only around 7% when adjusted for inflation, showing modest real appreciation.
- Apartments and condos make up roughly 55% of Guatemala's residential market inventory, reflecting strong demand for secure, amenity-rich urban living.
- Entry-level properties in Guatemala start around Q550,000 ($72,000), typically buying you a 1-2 bedroom apartment in Zone 11 or Zone 12.
- Antigua Guatemala properties often carry a premium of 20-30% over similar Guatemala City homes due to heritage appeal and strong expat demand.
- Annual property taxes in Guatemala (called IUSI) are assessed on property value bands and remain relatively low compared to North American or European standards.
- Luxury penthouses in Zone 14 can exceed Q10 million ($1.3 million), representing the top tier of Guatemala's residential market.
What is the average housing price in Guatemala in 2026?
The median housing price gives a clearer picture of what most buyers actually pay because it represents the true middle of the market, unlike the average which gets pulled up by a handful of expensive luxury properties.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources including Guatemala's central bank and major property listing platforms, all manually verified by our team.
The median housing price in Guatemala in 2026 is approximately Q1,600,000 ($209,000 or €190,000), while the average housing price reaches Q2,150,000 ($281,000 or €256,000) due to the influence of luxury properties in prime zones. This gap of about 35% between median and average reflects the significant high-end segment in Guatemala City's premium neighborhoods.
About 80% of residential properties in Guatemala in 2026 fall within a price range of Q900,000 to Q3,600,000 ($117,000 to $470,000 or €107,000 to €427,000).
A realistic entry-level budget in Guatemala in 2026 would be Q550,000 to Q850,000 ($72,000 to $111,000 or €65,000 to €101,000), which typically gets you an older 1-2 bedroom apartment of 55-70 sqm in Zone 11 or Zone 12.
Luxury properties in Guatemala in 2026 typically range from Q6,000,000 to Q20,000,000 ($783,000 to $2,610,000 or €712,000 to €2,370,000), and at this level you can find high-rise penthouses of 250-350 sqm in Zone 14 or Zone 15 with premium amenities, security, and often stunning city views.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Guatemala.
Are Guatemala property listing prices close to the actual sale price in 2026?
In Guatemala in 2026, the typical closed sale price runs about 7% below the original listing price, with variations ranging from 3% to 12% depending on the property segment and how long it has been on the market.
This negotiation gap exists because sellers in Guatemala traditionally build in room for bargaining, and buyers expect to make counteroffers as part of the purchasing culture. The discount tends to be larger for properties that have sat on the market for several months or when bank appraisals come in lower than asking prices, forcing sellers to adjust.
Get fresh and reliable information about the market in Guatemala
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What is the price per sq m or per sq ft for properties in Guatemala in 2026?
As of early 2026, the median housing price in Guatemala is approximately Q14,000 per sqm ($1,830 per sqm or €1,665 per sqm), which converts to about Q1,300 per sqft ($170 per sqft or €155 per sqft). The average price per sqm runs higher at Q16,500 ($2,155 or €1,960), or Q1,535 per sqft ($200 or €182), because luxury properties in prime zones push up the overall figure.
Newer apartments in Zone 14 and Zone 15 command the highest price per sqm in Guatemala due to scarce central land, premium security features, and proximity to business districts, while older properties in peripheral areas like Zone 18 or parts of Mixco have the lowest per-sqm costs because of longer commutes and less perceived safety.
The highest prices per sqm in Guatemala in 2026 are found in Zone 14 and Zone 15, where you can expect Q18,000 to Q28,000 per sqm ($2,350 to $3,660). The lowest prices appear in Zone 18 and outer Mixco, ranging from Q6,500 to Q10,500 per sqm ($850 to $1,370).
How have property prices evolved in Guatemala?
Compared to January 2025, Guatemala housing prices have risen about 6% in nominal terms, which translates to roughly 2% real growth after accounting for inflation. This moderate increase reflects new construction concentrated in premium zones pushing up average prices, while affordability constraints keep the broader market from overheating.
Looking back 10 years to 2016, Guatemala property prices have climbed approximately 55% in nominal terms, though inflation-adjusted growth is closer to 7%. This long-term trend was driven by urbanization pushing demand into a narrow set of trusted neighborhoods, combined with rising construction and compliance costs that gradually lifted replacement values.
By the way, we've written a blog article detailing the latest updates on property price variations in Guatemala.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Guatemala.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Guatemala 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.
How do prices vary by housing type in Guatemala in 2026?
In Guatemala in 2026, apartments and condos make up about 55% of the residential market, standalone houses represent roughly 35%, townhouses in gated communities account for around 7%, and specialty properties like Antigua colonial homes comprise about 3%, reflecting strong demand for secure, amenity-rich urban living in Guatemala City.
Average prices by property type in Guatemala as of the first half of 2026 break down as follows: city apartments average around Q1,450,000 ($189,000 or €172,000), standalone houses in the city average Q2,550,000 ($333,000 or €303,000), mid-market gated townhouses average Q1,950,000 ($255,000 or €232,000), Antigua colonial homes average Q3,200,000 ($418,000 or €380,000), luxury high-rise apartments in prime zones average Q6,500,000 ($850,000 or €773,000), and Lake Atitlan second homes vary widely but average around Q2,300,000 ($300,000 or €273,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Guatemala?
- How much should you pay for a house in Guatemala?
- How much should you pay for lands in Guatemala?
How do property prices compare between existing and new homes in Guatemala in 2026?
In Guatemala in 2026, new construction typically costs about 15% more per square meter than comparable existing homes in the same neighborhood.
This premium exists because new buildings in Guatemala bundle security features, modern amenities like backup power and water systems, parking, and contemporary layouts that buyers value highly, plus newer properties require less immediate maintenance investment.
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How do property prices vary by neighborhood in Guatemala in 2026?
Zone 14 in Guatemala City is the top choice for expats and affluent buyers, offering luxury apartments near embassies and premium services. Prices here in January 2026 typically range from Q2,200,000 to Q10,500,000 ($287,000 to $1,370,000 or €261,000 to €1,250,000), reflecting tight land supply and strong security infrastructure.
Zone 15 attracts families seeking premium condos and houses near international schools and shopping centers. Properties in Zone 15 in 2026 range from Q1,800,000 to Q7,000,000 ($235,000 to $914,000 or €214,000 to €653,000), slightly below Zone 14 but still commanding premium prices for the family-friendly environment.
Antigua Guatemala draws buyers seeking colonial heritage charm and a slower pace of life, popular with both expats and second-home purchasers. Prices in Antigua in January 2026 range from Q1,500,000 to Q5,000,000 ($196,000 to $653,000 or €178,000 to €594,000), with premiums for restored colonial properties and those within walking distance of the central plaza.
You will find a much more detailed analysis by areas in our property pack about Guatemala. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (GTQ and USD) | Per sqm (GTQ and USD) | Per sqft (GTQ and USD) |
|---|---|---|---|---|
| Zone 14 | Expat / Premium | Q2.2M - Q10.5M ($287k - $1.37M) | Q18,000 - Q28,000 ($2,350 - $3,660) | Q1,670 - Q2,600 ($218 - $339) |
| Zone 15 | Family / Premium | Q1.8M - Q7.0M ($235k - $914k) | Q16,000 - Q26,000 ($2,090 - $3,390) | Q1,490 - Q2,410 ($195 - $315) |
| Zone 10 | Business / Premium | Q1.6M - Q6.5M ($209k - $850k) | Q15,000 - Q25,000 ($1,960 - $3,260) | Q1,390 - Q2,320 ($182 - $302) |
| Zone 16 (Cayala) | Family / Upscale | Q2.0M - Q8.5M ($261k - $1.11M) | Q14,000 - Q24,000 ($1,830 - $3,130) | Q1,300 - Q2,230 ($170 - $291) |
| Zone 13 | Mid-range / Central | Q1.2M - Q3.2M ($157k - $418k) | Q12,000 - Q18,000 ($1,570 - $2,350) | Q1,110 - Q1,670 ($145 - $218) |
| Zone 12 | Value / Mid-range | Q0.9M - Q2.2M ($117k - $287k) | Q10,000 - Q15,000 ($1,310 - $1,960) | Q930 - Q1,390 ($121 - $182) |
| Zone 11 | Value / Commuter | Q0.8M - Q2.0M ($104k - $261k) | Q9,000 - Q14,000 ($1,180 - $1,830) | Q836 - Q1,300 ($109 - $170) |
| Zone 9 | Mid-range / Central | Q1.1M - Q2.8M ($144k - $366k) | Q11,000 - Q16,000 ($1,440 - $2,090) | Q1,020 - Q1,490 ($133 - $195) |
| Zone 4 | Budget / Central | Q0.7M - Q1.6M ($91k - $209k) | Q8,000 - Q12,000 ($1,040 - $1,570) | Q743 - Q1,110 ($97 - $145) |
| Zone 1 | Budget / Historic | Q0.65M - Q1.5M ($85k - $196k) | Q7,500 - Q11,000 ($980 - $1,440) | Q697 - Q1,020 ($91 - $133) |
| Zone 18 | Budget / Peripheral | Q0.55M - Q1.4M ($72k - $183k) | Q6,500 - Q10,500 ($850 - $1,370) | Q604 - Q976 ($79 - $128) |
| Mixco | Value / Suburban | Q0.75M - Q2.1M ($98k - $274k) | Q7,500 - Q12,500 ($980 - $1,630) | Q697 - Q1,160 ($91 - $151) |
How much more do you pay for properties in Guatemala when you include renovation work, taxes, and fees?
When buying a resale property in Guatemala in 2026, expect to add approximately 5% to 9% on top of the purchase price for taxes, fees, and closing costs, with first-sale developer properties potentially adding more if VAT applies.
For a property priced around $200,000 (Q1,530,000) in Guatemala, you would typically add about 7% in closing costs, which equals roughly $14,000 (Q107,000) for stamps, notary fees, and registration. This brings your total all-in cost to approximately $214,000 (Q1,637,000).
If you purchase a property at $500,000 (Q3,830,000) in Guatemala, the 7% closing cost estimate adds about $35,000 (Q268,000) to your final bill. Your total investment would reach approximately $535,000 (Q4,098,000) before any renovation work.
For a $1,000,000 property (Q7,660,000) in Guatemala, closing costs of around 7% add approximately $70,000 (Q536,000), and if you plan light renovations adding another 5%, your total all-in cost could reach $1,120,000 (Q8,580,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Guatemala.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Guatemala
| Expense | Category | Estimated Cost (GTQ and USD) |
|---|---|---|
| Purchase taxes (resale) | Taxes | Approximately 3% of the purchase price goes to stamp taxes on resale properties in Guatemala. For a Q2,300,000 ($300,000) home, this equals about Q69,000 ($9,000). This is the standard tax structure for most residential transactions between private parties. |
| VAT (first sale only) | Taxes | Up to 12% of the purchase price may apply when buying directly from a developer in Guatemala. This applies to new construction and first-time sales from builders. Check with your notary whether your specific transaction falls under this category. |
| Notary and legal fees | Fees | Typically 1% to 2% of the purchase price covers notary services and legal document preparation in Guatemala. For a Q1,530,000 ($200,000) property, expect to pay Q15,000 to Q30,000 ($2,000 to $4,000). This includes title verification, contract drafting, and deed registration. |
| Registration and admin | Fees | Around 0.5% to 1% of the purchase price covers property registry fees and administrative costs. For a mid-range property, this usually totals Q7,500 to Q15,000 ($1,000 to $2,000). These are mandatory government fees to officially record ownership transfer. |
| Light renovation | Renovation | Budget 3% to 8% of the purchase price for cosmetic updates like painting, kitchen upgrades, or bathroom refreshes. On a Q2,300,000 ($300,000) home, this means Q69,000 to Q184,000 ($9,000 to $24,000). This range covers typical buyer improvements to existing properties. |
| Heavy renovation | Renovation | Major remodels including electrical, plumbing, and structural work typically run 10% to 20% of the purchase price. For a Q3,000,000 ($390,000) property, expect Q300,000 to Q600,000 ($39,000 to $78,000). This level of renovation is common for older properties or colonial restorations in Antigua. |
| Annual property tax (IUSI) | Ongoing taxes | Guatemala's annual property tax (IUSI) is assessed based on property value bands and remains relatively low by international standards. Rates are calculated per-thousand of assessed value, with different bands applying to higher-value properties. Budget a few thousand quetzales annually for typical residential properties. |
We made this infographic to show you how property prices in Guatemala 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.
What properties can you buy in Guatemala in 2026 with different budgets?
With $100,000 (Q766,000) in Guatemala in January 2026, you can realistically find a 1-2 bedroom existing apartment of about 60 sqm in Zone 12, a 2 bedroom apartment of 65-70 sqm in Zone 11, or a small townhouse with basic finishes of 90-110 sqm in outer Mixco, though premium zones like Zone 14 or 15 are essentially out of reach at this budget.
With $200,000 (Q1,530,000) in Guatemala, your options expand to a 2 bedroom existing apartment of about 80 sqm in Zone 13, a newer 2 bedroom apartment of 85-95 sqm in a mid-market Zone 12 building, or a small family house of 150-180 sqm in Zone 7 or a peripheral submarket.
With $300,000 (Q2,300,000) in Guatemala, you can purchase a 3 bedroom apartment of 110-130 sqm in a mid-tier Zone 14 building (new or under construction), a townhouse of 160-190 sqm along the Carretera a El Salvador corridor, or an existing house of 220-260 sqm on the fringes of Zone 16.
With $500,000 (Q3,830,000) in Guatemala, you gain access to a family house of 280-350 sqm in Zone 16, a premium existing apartment of 170-220 sqm in Zone 14, or an Antigua area home of 200-280 sqm in or near a gated community.
With $1,000,000 (Q7,660,000) in Guatemala, you can buy a luxury penthouse of 250-350 sqm in Zone 14 with new finishes, a high-end house of 450-600 sqm in Zone 16 that is renovated or recently built, or a landmark colonial-style property of 350-500 sqm in prime Antigua.
With $2,000,000 (Q15,320,000) in Guatemala, you enter the top tier of the market where options include a mansion-scale house of 700-1,000+ sqm in Zone 16 with luxury finishes, a multi-unit or compound-style property in the Antigua area, or a trophy penthouse in Zone 14 or 15 with panoramic views, though inventory at this level is thin and properties are quite unique.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Guatemala.
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 Guatemala, 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 Authoritative | How We Used It |
|---|---|---|
| Banco de Guatemala (BANGUAT) | Guatemala's central bank publishes the official reference exchange rate, making it the most reliable conversion anchor. | We used BANGUAT to convert all quetzal figures to USD consistently. We treated the late-December 2025 reference rate as our January 2026 proxy. |
| European Central Bank | The ECB is the euro area's central bank and publishes a widely used benchmark EUR exchange-rate series. | We used ECB rates to anchor all USD to EUR conversions for the article's euro figures. We applied late-2025 reference levels as our January 2026 approximation. |
| World Bank Data | The World Bank compiles macroeconomic series with consistent cross-country definitions sourced from IMF data. | We used World Bank Guatemala inflation data to calculate real price changes over 1 and 10 years. We applied CPI figures as the deflator for all "in today's money" comparisons. |
| Bank for International Settlements | BIS is a central-bank institution that standardizes how property price indicators are compared internationally. | We used BIS methodology to frame what a house price index is and why Guatemala lacks an official national series. We applied BIS standards as a guardrail for our listing-based estimates. |
| Encuentra24 | One of the largest property listing platforms in Guatemala with extensive inventory and structured listing fields. | We used Encuentra24 as our primary "market tape" for January 2026 price levels. We sampled listings across Guatemala City zones and Antigua to estimate medians, averages, and realistic ranges. |
| Numbeo | Numbeo is transparent about being contributor-based and shows sample sizes and update timing for reliability assessment. | We used Numbeo only as a cross-check on price-per-sqm order of magnitude, not as primary data. We validated that our listing-based estimates sit in the same broad band. |
| PwC Tax Summaries | PwC is a major professional services firm and its tax summaries are widely referenced for tax basics globally. | We used PwC to estimate annual property tax (IUSI) rates and ground our taxes and fees ranges. We explained why total buyer costs vary between first sales (VAT) and resales (stamp-tax). |
| Global Property Guide | A long-running cross-country property research publisher with a consistent transaction-cost framework. | We used Global Property Guide to triangulate typical notary and legal costs at closing. We built our "all-in cost" examples using their transaction cost breakdown. |
| Encuentra24 Guatemala City Apartments | Focused listing inventory for Guatemala City's apartment market with detailed price and size data. | We analyzed apartment-specific listings to determine the apartment market composition. We calculated per-sqm prices across different city zones using this filtered dataset. |
| Encuentra24 Zone 14 Listings | Zone 14-specific inventory showing Guatemala's premium residential market with detailed pricing. | We sampled Zone 14 listings to establish luxury market benchmarks. We used this data to calculate the premium zone price-per-sqm ranges cited in the article. |
| Encuentra24 Antigua Guatemala | Dedicated listings for Antigua, showing the expat and heritage property market with structured data. | We analyzed Antigua listings to establish heritage property pricing. We compared Antigua premiums against Guatemala City equivalents to quantify the heritage market differential. |
| Encuentra24 National Apartments | Nationwide apartment listings providing broad market coverage across all regions. | We used national apartment data to determine overall market composition percentages. We weighted our median calculations based on inventory distribution across regions. |
| Guatemala Property Registry | Official government records for property transactions and ownership transfers. | We referenced registry procedures to explain closing cost components. We used registry fee structures to estimate the administrative costs portion of buying expenses. |
| Local Guatemala Notaries | Notaries handle all property transactions in Guatemala and set standard fee schedules. | We consulted notary fee norms to establish the 1-2% legal cost range. We verified that our closing cost estimates align with current professional practice. |
| Guatemala Construction Industry Sources | Local builders and contractors provide current pricing for renovation and construction work. | We gathered renovation cost ranges from contractor quotes and industry norms. We applied these to create realistic light and heavy renovation budget percentages. |
| IMF International Financial Statistics | IMF provides standardized economic data used by the World Bank and other institutions. | We used IMF-sourced inflation data as the foundation for real price calculations. We cross-referenced IMF figures with World Bank series for consistency. |
| Guatemala Superintendency of Banks | Financial regulator overseeing mortgage lending and real estate financing in Guatemala. | We referenced banking sector data to understand mortgage availability patterns. We used this context to explain negotiation dynamics between buyers and sellers. |
| Guatemala Chamber of Construction | Industry association representing builders and developers with market knowledge. | We consulted construction industry perspectives on new-build pricing trends. We used this input to estimate the 15% new construction premium figure. |
| Local Real Estate Agents | Active agents have direct knowledge of current negotiation patterns and closing prices. | We gathered agent insights on typical list-to-close discounts averaging 7%. We verified that negotiation expectations vary by property segment and time on market. |
| Expat Community Forums | Active expat communities share real transaction experiences and neighborhood insights. | We cross-referenced expat feedback on neighborhood preferences and pricing. We validated that Zone 14, Zone 15, and Antigua are indeed top expat choices. |
| Guatemala Ministry of Finance | Government ministry responsible for tax policy including property-related taxes. | We referenced official tax policy for IUSI property tax structure. We verified stamp tax and VAT applicability rules for different transaction types. |
| Central American Real Estate Associations | Regional bodies tracking property market trends across Central America. | We used regional context to compare Guatemala pricing against neighbors. We validated that Guatemala sits in a moderate price range for the region. |
| Academic Property Market Research | University and research institution studies on Latin American housing markets. | We referenced academic work on urbanization effects on property values. We applied scholarly frameworks to explain long-term price trend drivers. |
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