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Cartagena's residential property market has experienced remarkable growth through 2025, with prices rising 6.28% year-over-year and reaching an average of €1,829 per square meter.
The historic port city continues to attract international buyers drawn to its colonial charm, beachfront locations, and strong rental yields averaging 7.6%. Prime neighborhoods like Cabo de Palos have seen prices surge 39.6% in just one year, while the Historic Center commands €2,107 per square meter with 21.9% annual growth. With inventory remaining tight and demand from both lifestyle buyers and investors staying robust, Cartagena's property market shows no signs of cooling down.
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As of September 2025, Cartagena's housing market is experiencing strong growth with average prices at €1,829/m², up 6.28% year-over-year.
Prime beachfront and historic areas are driving the surge, with rental yields averaging 7.6% citywide and reaching up to 13% for one-bedroom apartments.
| Market Metric | Current Value | Year-over-Year Change |
|---|---|---|
| Average Price per m² | €1,829 | +6.28% |
| Historic Center Price | €2,107/m² | +21.9% |
| Cabo de Palos Price | €4,480/m² | +39.6% |
| Average Rental Yield | 7.6% | Stable |
| Active Listings | - | +28.9% |
| New Listings | - | +6.2% |
| Airbnb Occupancy | 56% (204 nights/year) | -4.42% revenue |
What's the current average price per square meter in Cartagena and how has it changed over the past year?
The average property price in Cartagena reached €1,829 per square meter as of July 2025, representing a solid 6.28% increase from €1,721 per square meter in July 2024.
This upward trend has been consistent throughout the past 12 months, with the most dramatic price increases occurring in premium neighborhoods. The Historic Center now commands €2,107 per square meter with a remarkable 21.9% year-over-year growth, while Cabo de Palos has seen the most explosive growth at €4,480 per square meter, up 39.6% from the previous year.
At the other end of the spectrum, more affordable areas like Pedanías Noroeste maintain lower entry points at €888 per square meter, though even these suburban zones have experienced modest price appreciation. The Mar Menor beachfront area sits at €2,240 per square meter, reflecting its status as a high-value coastal location.
This price growth reflects strong demand from both international buyers and local investors, combined with limited supply in the most desirable neighborhoods. The steady appreciation indicates a healthy market rather than speculative bubbles.
Which neighborhoods are seeing the fastest price growth right now and which ones are cooling down?
Cabo de Palos leads the price surge with an extraordinary 39.6% year-over-year increase, making it the fastest-growing neighborhood in Cartagena's property market.
The Historic Center follows with impressive 21.9% growth, driven by international demand for colonial properties and heritage appeal. Alameda shows strong momentum with 13.4% price appreciation, while both Mar Menor and Playa Honda have recorded double-digit growth exceeding €2,100 per square meter.
These hot neighborhoods benefit from their prime locations, tourism appeal, and limited supply of quality properties. Beachfront access, historic significance, and modern amenities drive investor interest in these areas.
In contrast, Pedanías Noroeste and other suburban fringe areas are experiencing slower price appreciation. These zones maintain the lowest price points in the city and attract buyers seeking affordability over premium locations.
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How do prices compare between beachfront, city center, and suburban areas?
| Zone Type | Sale Price (€/m²) | Rent (€/m²) | Key Characteristics |
|---|---|---|---|
| Mar Menor (Beachfront) | €2,240 | €8.99 | Highest prices, luxury tourism-driven |
| Núcleo Urbano (Center) | €1,327 | €8.29 | Historic, international appeal |
| Suburbs (Pedanías Este) | €1,121 | €6.57 | More affordable residential |
| Pedanías Noroeste | €888 | €4.50 | Lowest entry point |
| Cabo de Palos (Premium Beachfront) | €4,480 | N/A | Ultra-luxury coastal properties |
| Historic Center | €2,107 | N/A | Colonial charm, heritage value |
What's the current average rental yield by neighborhood and property type?
Cartagena delivers attractive rental yields averaging 7.6% citywide, with significant variation based on property type and location.
One-bedroom apartments offer the highest yields at 13.07%, making them particularly attractive for investors targeting young professionals and digital nomads. Three-bedroom properties provide solid 8.31% returns, while studios generate 7.14% yields. Larger four-bedroom properties typically yield 5.45%, reflecting their higher purchase prices relative to rental income.
Neighborhood yields range dramatically from 4.38% in premium areas to impressive 16.66% in emerging districts. Historic Center properties command premium rents due to tourism appeal, while beachfront areas like Mar Menor benefit from short-term rental demand.
The strong yield performance reflects Cartagena's appeal to international renters, tourists, and the growing digital nomad population. Limited rental supply in desirable areas supports healthy rental rates across most property types.
Are rental demand and occupancy rates trending up or down in the short term?
Short-term rental occupancy rates in Cartagena average 56% with properties booked approximately 204 nights per year, though revenue has declined 4.42% year-over-year due to increased competition and regulatory changes.
Peak tourism months from December through March, plus summer holidays, drive nearly full occupancy in prime beachfront areas like La Boquilla. However, the overall short-term rental market faces pressure from new supply and evolving city regulations in tourist zones.
Long-term rental demand remains robust, particularly in central areas including the Walled City, Bocagrande, and Manga. These neighborhoods benefit from stable tenant demand from professionals, expatriates, and students, supporting consistent occupancy rates.
The market shows seasonal patterns with strong demand during high tourism periods, though year-round rental activity provides stability for investors focused on long-term leases rather than vacation rentals.
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How many properties are currently on the market compared to the same time last year?
Cartagena's property inventory has increased modestly with new listings up 6.2% year-over-year and active listings rising 28.9% as of July 2025.
Despite this inventory growth, supply remains below pre-pandemic levels and stays particularly tight in prime neighborhoods like the Historic Center and beachfront areas. The limited supply in desirable locations continues to support price growth and competitive bidding situations.
New construction projects are gradually adding to available inventory, though heritage preservation restrictions in historic areas and high development costs limit rapid supply expansion. This supply constraint particularly affects the luxury and mid-range segments where international demand is strongest.
The inventory increase suggests a more balanced market than previous years while still favoring sellers in premium locations. Buyers have more options than in 2023-2024 but face continued competition for the most desirable properties.
What's the typical time it takes to sell a property in different areas of Cartagena right now?
Properties in Cartagena's historic and beachfront zones typically sell within weeks when priced competitively, reflecting strong demand in these premium locations.
Well-positioned properties in the Historic Center, Bocagrande, and coastal areas move quickly due to limited supply and high buyer interest. Renovated colonial homes and modern beachfront condos often receive multiple offers, particularly from international buyers seeking investment or relocation opportunities.
Suburban and less dynamic markets see longer selling periods, often requiring several months for properties above median price points. Areas like Pedanías Noroeste and other peripheral neighborhoods typically need 3-6 months for successful sales, depending on pricing strategy and property condition.
The buy-to-rent market shows particularly fast turnover, with investors quickly acquiring properties that demonstrate strong rental potential. Fully renovated properties ready for immediate occupancy sell fastest across all price segments.
Are there any seasonal patterns in pricing or demand over the past few years?
Cartagena's property market demonstrates clear seasonal patterns aligned with tourism cycles and international buyer activity.
1. **Peak Season (December-March)**: Highest demand and pricing power during northern winter months when international visitors and buyers are most active2. **Summer Period (June-August)**: Secondary peak driven by vacation travel and Colombian holiday periods3. **Shoulder Seasons (April-May, September-November)**: Moderate activity with slight price adjustments and longer negotiation periods4. **Low Season (October-November)**: Minimal tourism impact allows for better buyer opportunities, though market generally trends upward5. **Holiday Periods**: Colombian national holidays and special events create temporary demand spikes throughout the yearDespite seasonal fluctuations, the overall market trajectory remains upward due to chronic supply shortages in desirable areas. Off-peak periods offer strategic buying opportunities rather than significant price reductions.
International buyer patterns heavily influence these cycles, with North American and European purchasers most active during their winter months when Cartagena's tropical climate appeals most strongly.
How do prices and demand differ between apartments, condos, and single-family homes?
| Property Type | Average Price (€/m²) | Average Yield | Primary Demand Drivers |
|---|---|---|---|
| Small Apartments | €1,400-1,800 | 7-13% | Expats, students, digital nomads |
| Mid-range Condos | €1,500-2,000 | 6-8% | Retirees, international buyers |
| Luxury Condos | €2,200-4,500 | 5-7% | High-net-worth investors |
| Single-family Homes (Historic) | €2,000-3,000 | 5-8% | Luxury lifestyle buyers |
| Suburban Homes | €900-1,500 | 6-9% | Local families, expatriate families |
| Beachfront Homes | €2,500-5,000 | 4-7% | Ultra-high-net-worth buyers |
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 price forecasts for the next 6-12 months and for the next 3-5 years?
Cartagena's property market is expected to continue its strong performance with projected price growth of 10-15% over the next 18 months, barring major economic disruptions.
Short-term forecasts through 2026 remain bullish due to continued infrastructure development, limited new construction capacity, and sustained international demand. The Historic Center and beachfront properties are positioned for the strongest appreciation given their scarcity and heritage protection status.
Medium-term projections for 3-5 years anticipate continued annual appreciation of 3-7%, supported by fundamental supply-demand imbalances and Cartagena's growing reputation as a premier Caribbean destination. Infrastructure improvements including port expansion and tourism facilities should provide additional upward pressure on values.
Luxury and centrally located properties offer the strongest appreciation outlook, particularly fully renovated colonial homes and modern beachfront developments. These segments benefit from international buyer preferences and limited supply constraints that support premium pricing.
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If buying to live in Cartagena, which areas offer the best balance of price, amenities, and quality of life today?
Manga stands out as the top choice for lifestyle buyers seeking excellent value, offering modern residential neighborhoods with good amenities close to the city center at reasonable prices.
1. **Manga**: Modern infrastructure, family-friendly environment, central location, good value for money, established expat community2. **Bocagrande**: Beachfront living, cosmopolitan atmosphere, high security, excellent dining and entertainment, though premium pricing3. **Getsemaní**: Historic character, vibrant cultural scene, popular with digital nomads, walking distance to major attractions4. **La Boquilla**: Growing beachfront community, new developments, more affordable than central areas, good growth potential5. **Serena del Mar**: Planned modern community, family-oriented, contemporary amenities, suburban feel with urban accessEach area offers distinct advantages: Manga provides the best overall balance, Bocagrande delivers luxury beachfront living, Getsemaní offers cultural immersion, La Boquilla combines affordability with coastal access, and Serena del Mar provides modern planned community living.
Consider factors like proximity to work, lifestyle preferences, budget constraints, and long-term plans when choosing between these neighborhoods, as each serves different buyer profiles and living preferences.
If buying for investment, which neighborhoods and property types currently offer the strongest potential for rental income or resale value?
The Historic Center leads investment opportunities with its combination of strong rental yields, tourism appeal, and long-term appreciation potential driven by heritage value and limited supply.
One-bedroom apartments consistently deliver the highest yields at 13.07%, making them ideal for investors targeting the growing digital nomad and young professional markets. These properties work exceptionally well in tourist-friendly areas like Bocagrande, Getsemaní, and the Historic Center.
Vacation rental-friendly condos in established tourist belts offer strong short-term rental potential, though investors should verify current regulations before purchase. Historic or fully renovated colonial homes provide premium appreciation potential and appeal to luxury rental markets.
Emerging areas in Zona Norte benefit from ongoing infrastructure development and offer strong growth potential at more accessible entry prices. La Boquilla presents excellent opportunities with new developments and beachfront access at relatively affordable prices.
Focus on properties with tourist appeal, modern amenities, and proximity to attractions for maximum rental potential. Heritage properties in the Historic Center offer the strongest long-term appreciation prospects despite higher entry costs.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Cartagena's property market continues to demonstrate remarkable resilience and growth, with prices up 6.28% year-over-year and strong demand across all segments.
Both lifestyle buyers and investors find compelling opportunities in this historic coastal city, though prime properties in central, beachfront, and heritage areas move fastest and offer the best long-term prospects.
Sources
- Indomio - Cartagena Real Estate Market
- The LatinVestor - Cartagena Price Forecasts
- Murcia Villas - Property Price Analysis
- Euro Weekly News - Housing Price Analysis
- Best Yield Finder - Cartagena Rental Yields
- Airbtics - Airbnb Revenue Analysis
- The LatinVestor - Area Analysis
- Global Property Guide - Colombia Price History