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Looking for up-to-date information on housing prices in Santa Marta? You're in the right place.
We break down current property prices, neighborhood comparisons, and what you can actually buy at different budget levels in this Caribbean coastal city.
We constantly update this blog post to reflect the latest market data and trends in Santa Marta real estate.
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
- Santa Marta property prices rose about 7% nominally in 2025, but only around 2% in real terms after adjusting for Colombia's mid-single-digit inflation.
- Buyers in Santa Marta typically negotiate about 6% off the listing price, with vacation-rental units seeing the most room for negotiation.
- Beachfront apartments in Pozos Colorados and Bello Horizonte command up to 10 million COP per square meter, nearly four times the rate of inland neighborhoods like Curinca.
- Around 70% of Santa Marta's residential inventory consists of apartments, driven by the city's beach tourism corridor and vertical development patterns.
- New-build properties in Santa Marta cost approximately 12% more per square meter than comparable older apartments in the same area.
- Over the past decade, Santa Marta housing prices have nearly doubled in nominal terms, translating to about 35% real appreciation after inflation.
- El Rodadero remains the most popular neighborhood for expats, offering walkable beach access at prices around 650 million COP on average.
- With a budget of $100,000, buyers can find a 70 to 85 square meter apartment in family-oriented neighborhoods like Bavaria or Mamatoco.
- The premium beachfront corridor from Pozos Colorados to Playa Salguero has the thinnest inventory above $1 million, making luxury properties rare finds.
What is the average housing price in Santa Marta in 2026?
The median housing price in Santa Marta is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a few expensive beachfront penthouses.
We are writing this as of the first half of 2026, using the latest data collected from official Colombian government sources and major real estate platforms, all manually verified by our team.
The median housing price in Santa Marta in 2026 is approximately 450 million COP, which equals about $118,000 or around 107,000 euros. The average housing price in Santa Marta is higher at around 520 million COP (about $137,000 or 124,000 euros) because luxury beachfront properties pull the number up.
About 80% of residential properties in Santa Marta in 2026 fall within a price range of 250 million to 900 million COP, which translates to roughly $66,000 to $237,000.
A realistic entry-level purchase in Santa Marta starts around 180 to 280 million COP ($47,000 to $74,000 or 43,000 to 67,000 euros), which typically gets you a 55 to 70 square meter older apartment with two bedrooms in neighborhoods like Mamatoco or Curinca.
Luxury properties in Santa Marta in 2026 generally range from 1.5 billion to 4 billion COP ($395,000 to $1.05 million or 357,000 to 952,000 euros), and at this level you can expect a 140 to 220 square meter newer beachfront apartment with sea views and building amenities in areas like Pozos Colorados or Bello Horizonte.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Santa Marta.
Are Santa Marta property listing prices close to the actual sale price in 2026?
In Santa Marta in 2026, the final sale price typically comes in about 6% lower than the initial listing price.
This gap exists because many sellers, especially investors with vacation rental units, build in negotiation room from the start. The difference tends to be larger for older apartments that need updates, while newer turnkey properties in high-demand areas like Pozos Colorados often sell closer to asking price.
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What is the price per sq m or per sq ft for properties in Santa Marta in 2026?
As of early 2026, the median price per square meter in Santa Marta is around 5.6 million COP ($1,474 or 1,333 euros), which works out to about 520,000 COP per square foot ($137 or 124 euros). The average price per square meter is slightly higher at 6.3 million COP ($1,658 or 1,500 euros), or roughly 585,000 COP per square foot ($154 or 139 euros).
Beachfront and sea-view apartments in Santa Marta command the highest prices per square meter because of limited supply and strong demand from vacation-rental investors, while older walk-up apartments in inland neighborhoods have the lowest rates due to less tourist appeal and often needing renovations.
In Santa Marta in 2026, the highest prices per square meter are found in Pozos Colorados, Bello Horizonte, and Playa Salguero, ranging from 6.5 to 10 million COP per square meter. The lowest prices are in neighborhoods like Curinca and Mamatoco, where you can find properties at 2.5 to 4 million COP per square meter.
How have property prices evolved in Santa Marta?
Compared to January 2025, housing prices in Santa Marta have increased by about 7% in nominal terms, though after adjusting for inflation, the real gain is closer to 2%. This moderate growth reflects strong demand in the tourism corridor from investors, balanced by higher borrowing costs that limit how fast prices can rise across the broader market.
Looking back ten years to January 2016, Santa Marta housing prices have nearly doubled in nominal terms, with an increase of about 95%. In real, inflation-adjusted terms, this translates to approximately 35% appreciation, driven by the city's transformation into a major leisure and second-home destination along Colombia's Caribbean coast.
By the way, we've written a blog article detailing the latest updates on property price variations in Santa Marta.
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 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 types of properties are available and how do prices vary in Santa Marta in 2026?
In Santa Marta in 2026, apartments make up about 70% of the residential market, followed by houses at 20%, townhouses at 5%, villas at 3%, and penthouses at 2%, because the beach and tourism corridor is dominated by vertical development.
Average prices by property type in Santa Marta as of the first half of 2026 are as follows: compact apartments (45 to 70 square meters) average around 280 million COP ($74,000 or 67,000 euros), standard apartments (70 to 95 square meters) average about 480 million COP ($126,000 or 114,000 euros), urban houses average around 650 million COP ($171,000 or 155,000 euros), townhouses in gated communities average about 520 million COP ($137,000 or 124,000 euros), penthouses with sea views average around 1.8 billion COP ($474,000 or 429,000 euros), and luxury villas average about 2.6 billion COP ($684,000 or 619,000 euros).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Santa Marta?
- How much should you pay for an apartment in Santa Marta?
- How much should you pay for a condo in Santa Marta?
How do property prices compare between existing and new homes in Santa Marta in 2026?
In Santa Marta in 2026, new-build properties cost approximately 12% more per square meter than comparable older apartments in the same area.
This premium exists because new buildings include modern amenities like elevators, pools, security systems, and better air conditioning infrastructure, while older properties often require significant updates to kitchens, bathrooms, and electrical systems to meet current standards.
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How do property prices vary by neighborhood in Santa Marta in 2026?
El Rodadero is the most popular neighborhood among expats in Santa Marta, offering walkable beach access and a wide selection of apartments. Average prices here are around 650 million COP ($171,000 or 155,000 euros), with the area attracting buyers who want a balance between beach lifestyle and established infrastructure.
Bello Horizonte is a premium, calmer neighborhood with newer buildings and strong amenity offerings. Prices average around 900 million COP ($237,000 or 214,000 euros), as buyers here pay for quieter surroundings while still being close to the tourism corridor.
Pozos Colorados and Playa Salguero form the premium new-build corridor with the highest concentration of vacation-investor properties. Average prices reach about 1.1 billion COP ($289,000 or 262,000 euros), driven by beachfront scarcity and strong short-term rental demand.
You will find a much more detailed analysis by areas in our property pack about Santa Marta. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Pozos Colorados | Premium beach | 900M-2.5B COP / $237K-$658K | 7-10M COP / $1,842-$2,632 | 650K-929K COP / $171-$244 |
| Bello Horizonte | Premium calm | 750M-2.2B COP / $197K-$579K | 6.5-9M COP / $1,711-$2,368 | 604K-836K COP / $159-$220 |
| Playa Salguero | Premium walkable | 650M-1.8B COP / $171K-$474K | 6-8.5M COP / $1,579-$2,237 | 557K-790K COP / $147-$208 |
| El Rodadero | Expat popular | 500M-1.4B COP / $132K-$368K | 5-7.5M COP / $1,316-$1,974 | 465K-697K COP / $122-$183 |
| Rodadero Sur | Quieter commute | 420M-950M COP / $111K-$250K | 4.5-6.5M COP / $1,184-$1,711 | 418K-604K COP / $110-$159 |
| Centro Historico | Lifestyle character | 380M-900M COP / $100K-$237K | 4-6M COP / $1,053-$1,579 | 372K-557K COP / $98-$147 |
| Bellavista / Los Cocos | Views mixed | 450M-1.2B COP / $118K-$316K | 4.5-7M COP / $1,184-$1,842 | 418K-650K COP / $110-$171 |
| Bavaria | Family central | 320M-650M COP / $84K-$171K | 3.8-5.5M COP / $1,000-$1,447 | 353K-511K COP / $93-$134 |
| Gaira | Local value | 280M-520M COP / $74K-$137K | 3-4.5M COP / $789-$1,184 | 279K-418K COP / $73-$110 |
| Mamatoco | Family value | 250M-480M COP / $66K-$126K | 2.8-4M COP / $737-$1,053 | 260K-372K COP / $68-$98 |
| Curinca | Entry value | 200M-380M COP / $53K-$100K | 2.5-3.8M COP / $658-$1,000 | 232K-353K COP / $61-$93 |
| Taganga | Tourist views | 320M-900M COP / $84K-$237K | 3.5-6.5M COP / $921-$1,711 | 325K-604K COP / $85-$159 |
How much more do you pay for properties in Santa Marta when you include renovation work, taxes, and fees?
When buying property in Santa Marta in 2026, you should budget for an additional 3.5% to 24% on top of the purchase price, depending on whether the property needs renovation work.
For a property around $200,000 (about 760 million COP), you would pay approximately 27 million COP ($7,100) in taxes, notary, and registration fees, plus potentially 40 to 80 million COP ($10,500 to $21,000) if medium renovations are needed. Your total cost would land between 827 million and 867 million COP ($218,000 to $228,000).
For a property around $500,000 (about 1.9 billion COP), closing costs would run approximately 67 million COP ($17,600), and if you add a medium to full renovation, you might spend another 80 to 150 million COP ($21,000 to $39,500). Your all-in cost would range from about 2.05 billion to 2.12 billion COP ($539,000 to $558,000).
For a property around $1,000,000 (about 3.8 billion COP), fees and taxes would total approximately 133 million COP ($35,000), with potential customization costs of 40 to 100 million COP ($10,500 to $26,300) for high-end finishes. Your total investment would range from about 3.97 billion to 4.03 billion COP ($1.04 million to $1.06 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Santa Marta
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Notary fees | Fees | Approximately 0.5% to 1% of the purchase price. For a 500 million COP property, expect to pay around 2.5 to 5 million COP ($660 to $1,320). These fees cover the official recording of the transaction. |
| Registration tax | Taxes | About 1.5% to 2% of the property value. On a 500 million COP purchase, this amounts to 7.5 to 10 million COP ($1,970 to $2,630). This tax is paid to register your ownership in the public registry. |
| Transfer tax | Taxes | Typically around 0.5% to 1% of the sale price. For a 500 million COP property, budget about 2.5 to 5 million COP ($660 to $1,320). This is a one-time cost at the moment of purchase. |
| Legal review | Professional | Between 2 million and 6 million COP ($525 to $1,580). A lawyer reviews the property title, checks for liens, and ensures the transaction is legally sound. Highly recommended for foreign buyers. |
| Basic refresh | Renovation | From 10 million to 30 million COP ($2,600 to $7,900). Covers painting, minor bathroom updates, and small fixes. Suitable for properties in generally good condition needing cosmetic updates. |
| Medium remodel | Renovation | From 40 million to 120 million COP ($10,500 to $31,600). Includes kitchen renovation, two bathroom updates, new air conditioning, and electrical upgrades. Common for older apartments. |
| Full renovation | Renovation | From 120 million to 250 million COP ($31,600 to $65,800). Complete transformation including layout changes, premium finishes, and full systems replacement. Typical for larger units being modernized. |
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.
What properties can you buy in Santa Marta in 2026 with different budgets?
With $100,000 (about 380 million COP) in Santa Marta as of the first half of 2026, you could buy a 70 square meter existing apartment with two to three bedrooms in Bavaria, an 85 square meter existing apartment in Mamatoco that needs some cosmetic updates, or a 60 square meter older apartment in Centro Historico with a walkable lifestyle location.
With $200,000 (about 760 million COP), you could purchase a 95 square meter apartment in El Rodadero with partial sea views in an older building with a pool, a 75 square meter newer apartment in Playa Salguero with building amenities, or a 150 square meter existing house in Mamatoco with three to four bedrooms.
With $300,000 (about 1.14 billion COP), your options include a 110 square meter apartment in Bello Horizonte in a newer tower with amenities and parking, a 130 square meter sea-oriented apartment in Pozos Colorados on a higher floor with newer finishes, or a 200 square meter renovated house in Gaira suitable for family use.
With $500,000 (about 1.9 billion COP), you could buy a 170 square meter penthouse-style apartment in Pozos Colorados with a large terrace in a newer building, a 150 square meter prime apartment in Playa Salguero with direct sea views and turnkey condition, or a 260 square meter high-end house in the Bavaria or Bellavista area with premium family living.
With $1,000,000 (about 3.8 billion COP), you have access to a 220 square meter ultra-premium beachfront apartment in Bello Horizonte with top amenities and panoramic views, a 300 square meter or larger luxury house in a prime residential pocket with high-end finishes and a pool, or potentially a multi-unit investment property in a strong corridor location.
With $2,000,000 (about 7.6 billion COP), you are entering a very thin market in Santa Marta, as few true two-million-dollar listings exist. When available, this budget typically buys a trophy penthouse with a very large terrace in Pozos Colorados, a landmark beachfront unit with exceptional size and views in Bello Horizonte, or a high-end compound-style villa on the outskirts with significant land.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Santa Marta.
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 IPVN | Colombia's official statistics agency publishing the country's headline index for new-home prices. | We used this to anchor our one-year and ten-year price change analysis with official data. We then translated national trends into Santa Marta estimates by cross-checking with local listing evidence. |
| DANE IPC | The official inflation series used across Colombian government, central bank work, and economic reporting. | We used this to convert nominal price changes into inflation-corrected real changes. We also used it to show what price increases actually mean after accounting for rising living costs. |
| Banco de la Republica IPVU | The central bank's official methodology for the main used-home price index monitored for financial stability. | We used this as the official framework for understanding how Colombia tracks used-home price dynamics. We then triangulated Santa Marta levels using large listing platforms. |
| Superintendencia Financiera TRM | The regulator that certifies Colombia's official daily USD/COP reference exchange rate. | We used this to justify our currency conversion methodology. We applied a January 2026 working TRM assumption to convert all COP figures into USD for international readers. |
| European Central Bank | The official euro reference-rate publisher used widely by institutions and market participants. | We used this to justify our EUR conversion methodology. We applied a January 2026 EUR/USD reference assumption to express prices consistently in euros. |
| Metrocuadrado | One of Colombia's largest real-estate portals with transparent listing-level data including price, area, and neighborhood filters. | We used this to approximate asking-price levels, price-per-square-meter bands, and neighborhood segmentation. We analyzed these distributions to estimate where 80% of the market falls. |
| La Haus | A major Latin American residential platform especially useful for new-build pricing and project transparency. | We used this to cross-check new-build entry points and premium pricing in the touristic corridor. We also used it to support our estimate of the new versus old price gap. |
| Superintendencia de Notariado y Registro | The government entity overseeing property registration that publishes official dashboards about the real estate sector. | We used this for institutional grounding on transaction and registry context. We did not rely on it for neighborhood price levels, which are better observed via listings. |
| Camacol Magdalena | The recognized construction and real-estate industry association at the regional level, frequently cited by major media for Santa Marta. | We used this to frame why Santa Marta demand is strong, including tourism-corridor development and pipeline. We used that context to explain price drivers alongside official indices. |
| Portafolio | A leading Colombian business and finance publication with credible coverage of real estate trends. | We used this to understand the tourism-driven demand dynamics in Santa Marta's premium corridor. We referenced their reporting on investor activity in the beachfront areas. |
| DANE ICCV | Colombia's official construction cost index tracking building material and labor cost changes over time. | We used this to provide context on why new builds cost more and how construction costs have evolved. We referenced this when explaining the new versus existing home price premium. |
| Local contractor pricing | Direct market information from renovation professionals working in the Santa Marta area. | We gathered renovation cost estimates to provide realistic budgets for property upgrades. We segmented these into basic, medium, and full renovation categories. |
| Property listing analysis | Systematic review of thousands of active listings across major Colombian real estate platforms. | We analyzed listing data to calculate median and average prices by neighborhood, property type, and size. We used this to identify realistic price bands across the market. |
| Currency market data | Official exchange rate information from Colombian and European financial authorities. | We used current exchange rates to convert all COP figures into USD and EUR. We applied consistent conversion rates throughout for comparability. |
| Neighborhood classification research | Local market knowledge and buyer demand pattern analysis from multiple sources. | We categorized Santa Marta neighborhoods by character, price tier, and buyer profile. We used this to explain why different areas command different prices. |
| Legal fee market research | Standard professional rates charged by real estate lawyers in Colombian coastal cities. | We gathered typical legal review costs to include in our total purchase cost estimates. We recommend legal review especially for foreign buyers. |
| Notary and registration fee schedules | Official government fee structures for property transactions in Colombia. | We calculated typical closing costs as a percentage of purchase price. We used these to provide realistic all-in budget estimates for buyers. |
| Inflation data analysis | Historical and current inflation figures from Colombia's official statistics agency. | We used inflation data to calculate real versus nominal price changes over one and ten year periods. We applied this to show what price increases actually mean for buyers. |
| Market segmentation analysis | Systematic breakdown of Santa Marta's residential inventory by type and price tier. | We calculated the percentage breakdown of apartments, houses, townhouses, and other property types. We used this to explain what buyers can expect to find. |
| Price negotiation research | Analysis of asking price versus closing price patterns in mid-liquidity markets. | We estimated the typical gap between listing and sale prices in Santa Marta. We explained which property types see the most negotiation room. |
| Tourism development reporting | News coverage and industry reports on Santa Marta's growing tourism corridor. | We used this to explain demand drivers in premium beachfront neighborhoods. We referenced tourism development when discussing price premiums in Pozos Colorados and Bello Horizonte. |
| Expat community research | Information on foreign buyer preferences and popular neighborhoods in Santa Marta. | We identified the most popular areas among international buyers and explained why. We used this to provide relevant context for foreign readers considering a purchase. |
| Budget scenario modeling | Systematic analysis of what different dollar budgets can purchase in the current market. | We created specific property examples for each budget level from $100,000 to $2,000,000. We noted where inventory becomes thin at higher price points. |
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