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If you're thinking about renting or investing in Santa Marta, you'll want to know what the market actually looks like right now.
This article breaks down typical rents in Santa Marta as of the first half of 2026, from studios to 2-bedrooms, neighborhood by neighborhood.
We update this blog post regularly so you always have the freshest numbers.
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 Santa Marta.
Insights
- A typical studio in Santa Marta rents for about COP $1.6 million per month in January 2026, which is roughly $400 USD or €375 EUR, making it one of Colombia's more affordable coastal cities.
- Rents in Santa Marta's beach corridors like El Rodadero can run 30% to 50% higher than inland neighborhoods like Bavaria or Mamatoco, driven by tourism and seasonal demand.
- Colombia's Ley 820 caps annual rent increases on existing leases at 100% of the prior year's inflation, which was around 5.3% in 2025, so renewal hikes in Santa Marta follow this legal ceiling.
- Furnished apartments in Santa Marta's coastal zones typically command a 15% to 25% rent premium over unfurnished units, especially in buildings near El Rodadero and Pozos Colorados.
- Vacancy rates in Santa Marta range from 3% to 6% in prime beach towers to 8% to 12% in older inland stock, reflecting a market that behaves like several submarkets at once.
- Air conditioning is the single biggest rent booster in Santa Marta because of the Caribbean climate, often adding COP $150,000 to $300,000 per month to the asking price.
- Properties near Universidad del Magdalena tend to rent within 20 to 35 days thanks to steady student and staff demand, faster than the citywide average of 30 to 55 days.
- Expats in Santa Marta cluster in El Rodadero, Bello Horizonte, and Centro Histórico, where furnished supply and building amenities like pools and 24/7 security are most common.
- Peak rental demand in Santa Marta hits during December through January and again in June through July, aligned with holiday tourism and mid-year travel seasons.
- Landlords in Santa Marta should budget around 0.8% to 1.5% of property value per year for maintenance, with coastal buildings at the higher end due to salt air corrosion.
What are typical rents in Santa Marta as of 2026?
What's the average monthly rent for a studio in Santa Marta as of 2026?
As of early 2026, a typical studio apartment in Santa Marta rents for about COP $1,630,000 per month, which works out to roughly $408 USD or €379 EUR.
Most studios in Santa Marta fall within a realistic range of COP $1,100,000 to $2,200,000 per month (about $275 to $550 USD or €256 to €512 EUR), depending on location and building quality.
The main factors that cause studio rents to vary in Santa Marta are proximity to the beach (Rodadero-area studios cost more), building age, whether the unit includes air conditioning, and the presence of amenities like pools or security.
What's the average monthly rent for a 1-bedroom in Santa Marta as of 2026?
As of early 2026, a typical 1-bedroom apartment in Santa Marta rents for about COP $1,950,000 per month, which equals roughly $488 USD or €453 EUR.
Most 1-bedroom apartments in Santa Marta fall within a realistic range of COP $1,400,000 to $2,800,000 per month (about $350 to $700 USD or €326 to €651 EUR), depending on the neighborhood and unit features.
For 1-bedroom rents in Santa Marta, inland neighborhoods like Mamatoco and Bavaria tend to offer the cheapest options, while beachfront areas like El Rodadero and Pozos Colorados command the highest prices.
What's the average monthly rent for a 2-bedroom in Santa Marta as of 2026?
As of early 2026, a typical 2-bedroom apartment in Santa Marta rents for about COP $2,750,000 per month, which equals roughly $688 USD or €640 EUR.
Most 2-bedroom apartments in Santa Marta fall within a realistic range of COP $2,000,000 to $4,000,000 per month (about $500 to $1,000 USD or €465 to €930 EUR), depending on size, location, and amenities.
For 2-bedroom rents in Santa Marta, neighborhoods like Mamatoco and El Prado offer more affordable options, while El Rodadero, Bello Horizonte, and Pozos Colorados sit at the premium end with the most expensive listings.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Santa Marta.
What's the average rent per square meter in Santa Marta as of 2026?
As of early 2026, the average rent per square meter in Santa Marta is about COP $32,000 per month, which equals roughly $8 USD or €7.40 EUR per square meter.
Rent per square meter in Santa Marta ranges from about COP $21,000 to $40,000 per month (roughly $5.25 to $10 USD or €4.90 to €9.30 EUR), with coastal neighborhoods like El Rodadero at the higher end and inland areas at the lower end.
Compared to Bogotá or Medellín, Santa Marta's rent per square meter is generally lower, though premium beach-facing buildings can approach or match prices in those larger Colombian cities.
Property characteristics that typically push rent per square meter above average in Santa Marta include sea views, modern air conditioning systems, pool and gym access, dedicated parking, and location within walking distance of the beach.
How much have rents changed year-over-year in Santa Marta in 2026?
As of early 2026, rents in Santa Marta have increased by approximately 5.3% year-over-year for existing leases that renewed annually.
The main factor driving rent changes in Santa Marta this year is Colombia's Ley 820, which caps annual rent increases at 100% of the prior year's consumer price index (CPI), and DANE reported inflation around the mid-5% range in late 2025.
This year's rent change in Santa Marta is similar to 2025's trend, as inflation has remained relatively stable and the legal cap continues to anchor renewal increases predictably.
What's the outlook for rent growth in Santa Marta in 2026?
As of early 2026, we project rent growth in Santa Marta to fall between 4% and 7% over the course of the year.
The key factors likely to influence rent growth in Santa Marta include ongoing inflation (which sets the legal ceiling for renewals), tourism-driven demand in beach corridors, and new apartment supply coming to market in coastal zones.
Neighborhoods in Santa Marta expected to see the strongest rent growth are El Rodadero, Pozos Colorados, and Bello Horizonte, where tourism demand and limited premium inventory create upward pressure.
Risks that could cause rent growth in Santa Marta to differ from projections include a sharp drop in tourism, unexpected inflation swings, or a surge in new construction that increases available supply faster than demand.
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Which neighborhoods rent best in Santa Marta as of 2026?
Which neighborhoods have the highest rents in Santa Marta as of 2026?
As of early 2026, the neighborhoods with the highest average rents in Santa Marta are El Rodadero, Pozos Colorados, and Bello Horizonte, where 2-bedroom apartments often reach COP $3,500,000 to $5,000,000 per month (about $875 to $1,250 USD or €814 to €1,163 EUR).
These neighborhoods command premium rents in Santa Marta because they offer direct beach access, modern high-rise towers with pools and gyms, 24/7 security, and ocean views that attract both tourists and long-term renters.
The tenant profile that typically rents in these high-rent Santa Marta neighborhoods includes expats, remote workers, seasonal visitors, and affluent Colombian families seeking a coastal lifestyle with resort-style amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Santa Marta.
Where do young professionals prefer to rent in Santa Marta right now?
Young professionals in Santa Marta typically prefer to rent in Bavaria, El Prado, and Centro Histórico, where walkability, services, and commute convenience come together.
In these neighborhoods, young professionals in Santa Marta typically pay between COP $1,400,000 and $2,200,000 per month (about $350 to $550 USD or €326 to €512 EUR) for a 1-bedroom apartment.
The specific amenities and lifestyle features that attract young professionals to these Santa Marta neighborhoods include nearby restaurants and cafes, reliable internet access, proximity to offices and coworking spaces, and a vibrant street life without the premium beach pricing.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Santa Marta.
Where do families prefer to rent in Santa Marta right now?
Families in Santa Marta typically prefer to rent in Bavaria, El Prado, and Mamatoco, where they find more space, quieter streets, and proximity to schools.
In these family-friendly neighborhoods, families in Santa Marta typically pay between COP $2,200,000 and $3,500,000 per month (about $550 to $875 USD or €512 to €814 EUR) for a 2 to 3 bedroom apartment.
The specific features that make these neighborhoods attractive to families in Santa Marta include larger apartment layouts, dedicated parking, playground areas in some buildings, lower traffic, and a more residential atmosphere compared to tourist zones.
Top-rated schools and educational options near these family-friendly Santa Marta neighborhoods include Colegio Bilingüe de Santa Marta in Bavaria, several private schools in El Prado, and public options accessible from Mamatoco.
Which areas near transit or universities rent faster in Santa Marta in 2026?
As of early 2026, the areas that rent fastest in Santa Marta are the Mamatoco corridor near Universidad del Magdalena, the Gaira/Rodadero corridor, and central Bavaria, where tenant demand stays consistently high.
Properties in these high-demand Santa Marta areas typically stay listed for about 20 to 35 days, compared to the citywide average of 30 to 55 days.
The typical rent premium for properties within walking distance of the university or main corridors in Santa Marta is about COP $100,000 to $200,000 per month (roughly $25 to $50 USD or €23 to €47 EUR) above comparable units farther away.
Which neighborhoods are most popular with expats in Santa Marta right now?
The neighborhoods most popular with expats in Santa Marta are El Rodadero, Bello Horizonte, and Centro Histórico, each offering a distinct lifestyle appeal.
Expats in these Santa Marta neighborhoods typically pay between COP $2,000,000 and $4,500,000 per month (about $500 to $1,125 USD or €465 to €1,047 EUR) for furnished apartments.
The specific features that make these neighborhoods attractive to expats in Santa Marta include furnished apartment availability, building amenities like pools and security, English-speaking services in some buildings, and easy access to beaches and restaurants.
The nationalities most represented in these expat-friendly Santa Marta neighborhoods include Americans, Canadians, Europeans (especially from Spain and Germany), and other Latin Americans, particularly Venezuelans and Argentinians.
And if you are also an expat, you may want to read our exhaustive guide for expats in Santa Marta.
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Who rents, and what do tenants want in Santa Marta right now?
What tenant profiles dominate rentals in Santa Marta?
The top three tenant profiles that dominate the rental market in Santa Marta are local employees and families renting long-term, seasonal renters tied to tourism and remote work, and students plus university staff near Universidad del Magdalena.
In terms of market share in Santa Marta, local families and employees represent roughly 50% to 60% of rentals, seasonal and tourism-linked renters about 25% to 35%, and students and university-related tenants around 10% to 15%.
Each of these tenant profiles typically seeks different property types in Santa Marta: local families look for 2 to 3 bedroom unfurnished apartments in central neighborhoods, seasonal renters prefer furnished 1 to 2 bedrooms near the beach, and students often seek smaller studios or shared apartments close to campus.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Santa Marta.
Do tenants prefer furnished or unfurnished in Santa Marta?
In Santa Marta, the split between furnished and unfurnished preferences is roughly 40% furnished and 60% unfurnished, though this varies significantly by neighborhood.
The typical rent premium for furnished apartments in Santa Marta is about COP $300,000 to $500,000 per month (roughly $75 to $125 USD or €70 to €116 EUR) compared to unfurnished units of similar size and location.
The tenant profiles that tend to prefer furnished rentals in Santa Marta are expats, seasonal visitors, remote workers, and short-to-medium-term renters, while local families and long-term employees typically choose unfurnished to reduce costs and customize their space.
Which amenities increase rent the most in Santa Marta?
The top five amenities that increase rent the most in Santa Marta are air conditioning, a swimming pool, 24/7 security with reception, a balcony with sea view, and dedicated parking.
Each of these amenities commands a different rent premium in Santa Marta: air conditioning adds about COP $150,000 to $300,000 per month ($38 to $75 USD), a pool adds COP $100,000 to $200,000, 24/7 security adds COP $100,000 to $150,000, a sea-view balcony adds COP $200,000 to $400,000, and dedicated parking adds COP $100,000 to $200,000.
In our property pack covering the real estate market in Santa Marta, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Santa Marta?
The top five renovations that get the best ROI for rental properties in Santa Marta are installing efficient air conditioning, refreshing the kitchen and bathroom, improving moisture and corrosion protection, upgrading electrical capacity, and modernizing lighting and fixtures.
For each renovation in Santa Marta, typical costs and expected rent increases are: efficient A/C installation costs COP $2,000,000 to $4,000,000 ($500 to $1,000 USD) and can add COP $150,000 to $300,000 monthly; kitchen/bath refresh costs COP $3,000,000 to $6,000,000 and adds COP $100,000 to $200,000; moisture protection costs COP $1,000,000 to $2,000,000 and prevents tenant turnover; electrical upgrades cost COP $1,500,000 to $3,000,000 and support A/C demand; lighting modernization costs COP $500,000 to $1,500,000 and improves listing photos.
Renovations that tend to have poor ROI and should be avoided by landlords in Santa Marta include luxury finishes that exceed neighborhood standards, expensive imported materials that corrode quickly in coastal air, and swimming pool additions in buildings that already lack proper maintenance infrastructure.
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How strong is rental demand in Santa Marta as of 2026?
What's the vacancy rate for rentals in Santa Marta as of 2026?
As of early 2026, the estimated citywide vacancy rate for rental properties in Santa Marta is approximately 6% to 9%.
Vacancy rates across different neighborhoods in Santa Marta range from about 3% to 6% in prime beach corridors like El Rodadero and Bello Horizonte, up to 8% to 12% in older inland stock farther from the coast.
The current vacancy rate in Santa Marta is roughly in line with historical averages, though premium coastal buildings have tightened somewhat as tourism and remote work demand have grown over recent years.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Santa Marta.
How many days do rentals stay listed in Santa Marta as of 2026?
As of early 2026, the average rental property in Santa Marta stays listed for about 35 to 45 days before being rented.
Days on market across different property types and neighborhoods in Santa Marta range from about 20 to 35 days for well-priced units in Rodadero and Bello Horizonte, to 30 to 55 days for typical citywide listings, and 60 or more days for overpriced or low-amenity properties.
The current days-on-market figure in Santa Marta is similar to one year ago, as the market has remained relatively stable with steady demand in beach corridors and consistent supply in inland areas.
Which months have peak tenant demand in Santa Marta?
The peak months for tenant demand in Santa Marta are December through January and June through July, aligned with holiday seasons and mid-year travel periods.
The specific factors that drive seasonal demand patterns in Santa Marta are the tourism calendar (beach vacations during school breaks), household moves tied to the academic year, and the influx of remote workers and seasonal visitors escaping colder climates.
The months with the lowest tenant demand in Santa Marta are typically September through November, when tourism slows and most household relocations have already occurred earlier in the year.
Don't buy the wrong property, in the wrong area of Santa Marta
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What will my monthly costs be in Santa Marta as of 2026?
What property taxes should landlords expect in Santa Marta as of 2026?
As of early 2026, landlords in Santa Marta should expect to pay annual property taxes (Impuesto Predial Unificado) in the range of COP $1,500,000 to $5,000,000 (about $375 to $1,250 USD or €349 to €1,163 EUR) for typical residential properties, depending on the cadastral value.
The realistic low-to-high range of annual property taxes in Santa Marta goes from about COP $800,000 for smaller inland apartments to COP $8,000,000 or more for premium beachfront properties with high cadastral valuations.
Property taxes in Santa Marta are calculated based on the cadastral value of the property (set by the municipal government) multiplied by a rate that typically falls between 0.7% and 1.1% per year, with the exact rate depending on the property's category and location.
Please note that, in our property pack covering the real estate market in Santa Marta, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Santa Marta right now?
The utilities landlords most commonly pay on behalf of tenants in Santa Marta are building administration fees (administración) and, in some premium towers, bundled HOA-type charges that cover common areas, security, and shared amenities.
The typical monthly cost for landlord-paid utilities in Santa Marta ranges from COP $150,000 to $500,000 (about $38 to $125 USD or €35 to €116 EUR) for administration fees, depending on building size and amenities.
The common practice regarding utility responsibility in Santa Marta is for tenants to pay electricity, water, gas, and internet directly, while landlords cover the administration fee either as part of the rent or as a separately negotiated item.
How is rental income taxed in Santa Marta as of 2026?
As of early 2026, rental income in Santa Marta is taxed as part of the landlord's personal income tax under Colombia's progressive rate system, with marginal rates ranging from 0% to 39% depending on total taxable income.
The main deductions landlords can claim against rental income in Santa Marta include property taxes (predial), administration fees, maintenance and repair costs, depreciation, and interest on any mortgage used to acquire the property.
A common tax mistake landlords in Santa Marta should avoid is failing to register rental income properly with DIAN, as Colombia's tax authority has been increasing enforcement, and undeclared income can lead to penalties and back taxes specific to the Colombian system.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Santa Marta.
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 Santa Marta, 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 |
|---|---|---|
| DANE - Índice de Precios al Consumidor (IPC) | It's Colombia's official statistics office describing and publishing the inflation data landlords and tenants actually feel. | We used it to ground our "as of the first half of 2026" view in official inflation methodology. We also used it to frame rent increases around CPI-linked rules and cost pressures. |
| DANE - Visor IPC (interactive) | It's an official DANE tool to explore IPC results by different criteria. | We used it as the official reference point for checking inflation context close to January 2026. We used it to justify why CPI is the right benchmark for regulated rent increases. |
| Banco de la República - CPI explainer | Colombia's central bank is a top-tier source for interpreting inflation and its implications. | We used it to reinforce that CPI is produced by DANE and published monthly, so it's the standard benchmark. We used it to connect inflation dynamics to rent expectations into 2026. |
| Secretaría del Senado - Ley 820 de 2003 | This is the official legislative repository hosting the law that governs urban residential leases. | We used it to anchor the rule that limits annual rent increases for existing housing leases. We used it to turn "rent growth" into a concrete, legally grounded 2026 range. |
| SUIN-Juriscol - Ley 820 de 2003 | It's an official Colombian legal information system used to verify laws and validity. | We used it to cross-check that Ley 820 is the correct governing framework. We used it as a second authoritative confirmation of the same rule. |
| Fincaraíz - Santa Marta rental listings | It's one of Colombia's largest property portals with a consistent, transparent listing-based view of the market. | We used it as our main "price level" dataset for Santa Marta by reading its displayed average rent and average size. We then triangulated those levels against neighborhood pages and legal/inflation constraints. |
| Fincaraíz - El Rodadero rentals | It's the same major portal, but narrowed to a key Santa Marta submarket with its own displayed averages. | We used it to quantify how much more expensive Rodadero is than the citywide average. We used it to build neighborhood rent tiers (premium vs. mid-market vs. value). |
| Fincaraíz - Apartaestudios Santa Marta | It's a focused slice of the same dataset, helping isolate studio-type rents. | We used it to estimate studio pricing and a studio rent-per-m² benchmark. We used it as the anchor to scale 1-bed and 2-bed estimates in a way that matches how listings price by size. |
| DIAN - Estatuto Tributario portal | DIAN is Colombia's tax authority, so it's the primary source for how rental income is taxed. | We used it to ground the taxation discussion in official guidance. We used it to avoid "blog math" and keep tax treatment framed correctly. |
| DIAN microsite - Cédula general | It's DIAN's own simplified explainer for personal income tax categories. | We used it to explain (in plain language) how rental income fits into an individual's tax return. We used it to keep the "monthly costs" section practical for non-professionals. |
| Alcaldía de Santa Marta - Secretaría de Hacienda | It's the city's official finance office, the place landlords are ultimately directed to for local taxes. | We used it as the "where to verify your bill" reference for predial and local charges. We used it to keep the guidance actionable and local to Santa Marta. |
| Alcaldía de Santa Marta - Acuerdo 001 (May 2025) | It's an official municipal document showing how the city administers property-tax payment. | We used it to keep the "property tax" section tied to Santa Marta's real administrative rules. We used it to explain what landlords can expect in practice (billing and payment options). |
| Afinia - Tarifas y subsidios | It's the utility itself publishing the tariffs that drive real monthly bills in the Caribbean region. | We used it to support the utilities section with an official tariff source rather than hearsay. We used it to explain why utilities can swing and how that affects tenant "all-in" costs. |
| Metrocuadrado - Santa Marta rentals | It's another major Colombian property portal that helps validate listing-based price estimates. | We used it to cross-check Fincaraíz data and ensure our rent estimates reflect multiple sources. We used it to confirm neighborhood-level pricing patterns. |
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