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As of September 2025, Cali's real estate market offers some of Colombia's most attractive price per square meter values for property buyers.
The current average price per square meter in Cali ranges from COP 2,800,000 to COP 3,950,000 depending on property type and location, making it significantly more affordable than Bogotá or Medellín while offering strong growth potential.
If you want to go deeper, you can check our pack of documents related to the real estate market in Colombia, based on reliable facts and data, not opinions or rumors.
Cali's property market shows apartment prices averaging COP 3,800,000 per square meter and houses at COP 2,900,000 per square meter, with premium neighborhoods like Ciudad Jardín commanding up to COP 5,278,670 per square meter.
The market has grown 7% year-on-year in 2025, driven by foreign investment, infrastructure development, and the city's emerging status as a tech hub and lifestyle destination in Colombia.
| Property Type | Average Price per m² (COP) | USD Equivalent per m² |
|---|---|---|
| Apartments (City Average) | 3,750,000 - 3,950,000 | $950 - $1,150 |
| Houses (City Average) | 2,800,000 - 2,930,000 | $710 - $745 |
| Premium Apartments (Ciudad Jardín) | 4,556,818 | $1,158 |
| Luxury Properties (Pance) | 5,278,670 | $1,342 |
| Budget Properties (Outlying Areas) | 1,800,000 | $457 |
| New Construction Premium | 5-10% above resale | Variable |
| Commercial Properties | 10-30% above residential | Variable |
What's the current average price per square meter in Cali right now?
As of September 2025, Cali's residential real estate market shows clear price segments across different property types.
Apartments in Cali currently average between COP 3,750,000 and COP 3,950,000 per square meter, which translates to approximately $950 to $1,150 USD per square meter.
Houses command lower prices per square meter, ranging from COP 2,800,000 to COP 2,930,000 per square meter, reflecting the typical pricing structure in Colombian cities where apartments in urban areas cost more per square meter than houses.
The city's median price sits at approximately COP 3,800,000 per square meter for apartments and COP 2,900,000 per square meter for houses, making Cali one of Colombia's most affordable major cities for real estate investment.
Studio apartments represent an outlier in pricing, with some premium units reaching COP 6,300,000 per square meter due to their popularity among young professionals and investors seeking rental income.
How much does the price per square meter vary between different neighborhoods in Cali?
Cali's real estate market shows dramatic price variations across neighborhoods, with differences of up to 200% between premium and budget areas.
The highest-priced neighborhoods include Ciudad Jardín and Pance in the southern part of the city, where luxury apartments can reach COP 5,278,670 per square meter and premium houses command COP 4,878,268 per square meter.
Mid-range neighborhoods like La Flora and San Fernando typically price between COP 2,800,000 and COP 3,500,000 per square meter, offering good value for buyers seeking established areas with decent amenities without paying premium prices.
The most affordable options are found in outlying neighborhoods where larger, older houses can be purchased for under COP 1,800,000 per square meter, though these properties often require renovation and may lack modern infrastructure.
This neighborhood price gap is widening as of 2025, with southern and western areas experiencing surge pricing while other areas remain stable or show modest growth.
What's the highest price per square meter in Cali and which area is it in?
The highest price per square meter in Cali is found in the Pance neighborhood, reaching up to COP 5,278,670 per square meter for luxury apartments.
Pance, located in Cali's affluent south, represents the city's most exclusive residential area, featuring gated communities, modern amenities, and proximity to upscale shopping and dining.
Ciudad Jardín follows closely as the second most expensive area, with premium apartments reaching COP 4,556,818 per square meter, particularly in new luxury developments and high-rise buildings.
These southern neighborhoods command premium prices due to their security, modern infrastructure, proximity to international schools, and appeal to both wealthy Colombians and foreign investors.
The luxury market in these areas continues to drive overall price increases across Cali, as developers focus on high-end projects that cater to affluent buyers seeking premium lifestyle amenities.
What's the lowest price per square meter in Cali and which area is it in?
The lowest prices per square meter in Cali are found in peripheral neighborhoods where older, larger houses are available for under COP 1,800,000 per square meter.
These budget-friendly options typically consist of houses with 7-8 rooms in outlying areas that may require significant renovation or updating to meet modern standards.
Properties at this price point often feature older construction, limited modern amenities, and may be located in areas with less developed infrastructure or security concerns.
Buyers targeting these price levels should factor in additional renovation costs, potential infrastructure limitations, and longer commute times to Cali's business districts.
Despite the low entry prices, these areas can offer good investment potential for buyers willing to renovate and hold properties long-term as the city continues expanding outward.
How have prices per square meter in Cali changed over the past 12 months?
Cali's real estate market has experienced a significant rebound in 2025 after a stagnant 2024, with prices increasing approximately 7% year-over-year for homes.
Apartments have shown stronger appreciation at 6.99% growth, while houses have increased by 4.92% in the first quarter of 2025, reflecting renewed investor confidence and market activity.
The real growth rate after adjusting for inflation is more modest at approximately 1.5%, as Colombia's inflation rate decreased from 9.3% to around 5% during 2025.
The market recovery began in mid-2025 when inflation pressures eased and interest rates started declining, making financing more accessible to buyers and spurring renewed demand.
Premium neighborhoods in the south and west have outperformed the city average, driving the overall growth and widening the gap between luxury and standard residential areas.
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What's the typical price per square meter for new builds compared to older properties in Cali?
New construction properties in Cali typically command a 5% to 10% premium over existing resale properties per square meter.
This premium reflects modern amenities, updated building codes, energy efficiency, and contemporary design features that buyers value in today's market.
New developments in southern Cali, particularly in Ciudad Jardín and Pance, drive the highest prices due to their luxury finishes, security systems, and modern infrastructure.
Older properties, especially larger homes with 7+ rooms, offer significant discounts per square meter but may require substantial renovation investments to meet current standards.
It's something we develop in our Colombia property pack.
How does the price per square meter differ between apartments and houses in Cali?
Apartments in Cali consistently command higher prices per square meter than houses, averaging COP 3,750,000 to COP 4,000,000 per square meter compared to houses at COP 2,800,000 to COP 2,930,000 per square meter.
This price difference reflects the urban density premium, where apartments in central locations offer better access to amenities, transportation, and business districts.
Premium apartment towers and studio units can reach even higher prices per square meter, especially in tourist zones and exclusive neighborhoods where rental yields are attractive to investors.
Smaller, newer houses in desirable neighborhoods can price closer to apartment levels, while large, older houses offer significantly lower per-square-meter costs due to their size and condition.
The apartment market shows more stability and growth potential, while house prices vary dramatically based on size, age, and location within the city.
What's the average rental price per square meter in Cali and how does it compare to buying?
Rental yields in Cali range from 3.9% to 8.6% annually, with apartments in tourist and exclusive zones generating higher returns for property investors.
Premium areas command significantly higher rental rates per square meter than the city average, particularly for new, well-located apartments that attract both local professionals and international tenants.
Buying property typically proves more cost-effective than renting for long-term residents planning to stay 7 years or more, given the current price appreciation trends and rental market dynamics.
Short-term renters benefit from the flexibility of rental markets, especially as rental prices continue rising with ongoing housing demand and limited quality inventory in desirable areas.
The rental market strength supports property values and makes Cali attractive for buy-to-let investors seeking regular income streams alongside capital appreciation.
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.
How do prices per square meter in Cali compare to other major Colombian cities?
Cali offers the most affordable real estate prices among Colombia's major cities, making it highly attractive for both local and international property buyers.
| City | Average Price (USD/m²) | 2025 Growth Rate |
|---|---|---|
| Bogotá | $1,500–$2,000 | 6–7% |
| Medellín | $1,400–$1,900 | 7–8% |
| Cartagena | $800–$1,200 | 10–12% |
| Cali | $950–$1,150 | 6.99–8.85% |
| Barranquilla | $750–$1,050 | 5–6% |
What's the price per square meter for commercial properties in Cali versus residential?
Commercial properties in Cali typically command 10% to 30% higher prices per square meter than residential properties in prime business districts.
Prime commercial areas like Ciudad Jardín and El Peñón show the highest premiums due to superior location, visibility, and foot traffic that drives business success.
Commercial rental rates are also rising faster than residential rents, particularly in mixed-use developments and office/retail sectors in growth districts.
Investors targeting commercial real estate should expect higher entry costs but potentially stronger rental yields and capital appreciation in well-located properties.
The commercial market benefits from Cali's growing reputation as a tech hub and business center, driving demand for modern office and retail spaces.
What are the forecasted trends for price per square meter in Cali over the next year?
Property prices in Cali are expected to grow 3% to 7% through the end of 2025, with premium areas in the south and west leading the appreciation.
Lower interest rates and improved access to credit are expected to boost buyer activity and support continued price growth across most neighborhoods.
Infrastructure improvements and foreign investment projects will likely drive above-average growth in previously overlooked areas as connectivity and services improve.
The expanding tech sector and demographic shifts toward younger, professional renters will continue supporting apartment demand and pricing power.
Supply shortages in high-end inventory will likely maintain premium pricing in luxury segments while creating opportunities in mid-market developments.
What key factors are currently driving price changes per square meter in Cali?
Foreign and national investment in infrastructure and new construction projects represents the primary driver of price appreciation in Cali's real estate market.
Key factors driving current price changes include:
- Population growth and rising incomes in Cali creating stronger housing demand
- Buyer preference for modern amenities and secure, well-serviced neighborhoods
- Easing inflation from 9.3% to approximately 5% in 2025 improving purchasing power
- Lower interest rates making credit more accessible to qualified buyers
- Government policy changes supporting urban renewal and security improvements
Cali's growing profile as both a tech hub and lifestyle destination attracts young professionals and international buyers seeking value compared to more expensive Colombian cities.
It's something we develop in our Colombia property pack.
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.
Cali's real estate market offers exceptional value for money among Colombian cities, with apartment prices averaging COP 3,800,000 per square meter and strong growth potential driven by infrastructure development and emerging tech sector growth.
The significant price variations between neighborhoods create opportunities for different budget levels, from luxury properties in Pance and Ciudad Jardín to affordable options in outlying areas that offer renovation potential and long-term appreciation prospects.
It's something we develop in our Colombia property pack.
Sources
- The LatinVestor - Average House Price in Colombia
- The LatinVestor - Cali Price Forecasts
- Properstar - Cali House Prices
- Accounting Insights - Colombia House Price Breakdown
- The LatinVestor - Cali Real Estate Trends
- Alegria Real Estate - Resale vs New Construction 2025
- Global Property Guide - Colombia Rental Yields
- The LatinVestor - Colombia Price Forecasts
- Century 21 - Commercial Properties Cali
- BBVA Research - Colombia Real Estate Outlook 2025