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Barranquilla's property market is experiencing significant growth, with apartment prices surging 29% annually while house prices remain stable at just 1% growth.
The Colombian coastal city is attracting substantial investment due to major infrastructure projects, strong rental yields of 6-7%, and a growing population of 2.4 million people.
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.
House prices in Barranquilla are unlikely to decline significantly in the near term, with apartments showing strong 29% annual growth and houses maintaining modest 1% increases as of September 2025.
The market is supported by major infrastructure investments, solid rental yields, low vacancy rates, and steady population growth, though affordability is becoming a concern for local buyers.
| Market Indicator | Current Status (Sept 2025) | Trend Direction |
|---|---|---|
| Average House Price per m² | COP 3,229,460 | Stable (+1% annually) |
| Average Apartment Price per m² | COP 4,260,494 | Strong Growth (+29% annually) |
| Rental Yield | 6-7% | Attractive |
| Vacancy Rate | 4% | Low/Tight Market |
| Mortgage Interest Rate | 10.37-12.19% | High but Expected to Decrease |
| Population Growth | 0.97% annually | Steady Expansion |
| Home Sales Volume | +218.5% year-on-year | Surging Demand |
What's the current average price per square meter for homes in Barranquilla?
As of September 2025, the average price per square meter for houses in Barranquilla is COP 3,229,460, while apartments command significantly higher prices at COP 4,260,494 per square meter.
The apartment market shows considerable variation by property type, with studio apartments reaching premium prices of COP 6,187,816 per square meter. Two-bedroom apartment units average COP 4,314,143 per square meter, reflecting strong demand for mid-size residential units.
These prices position Barranquilla as a competitive market within Colombia's coastal cities. The price differential between houses and apartments reflects the urban density preferences and the city's development patterns, where apartment living is increasingly popular among young professionals and investors.
It's something we develop in our Colombia property pack.
How have house prices in Barranquilla changed over the past 12 months?
Barranquilla's residential property market has shown a stark divergence between houses and apartments over the past year ending in August 2025.
Apartment prices have surged dramatically by 29% year-on-year, making them one of the fastest-growing property segments in Colombia. This growth reflects increasing urbanization, infrastructure improvements, and strong investor interest in rental properties.
In contrast, house prices have remained relatively stable with only a modest 1% annual increase. This slower growth in the house segment suggests that demand is concentrated in the apartment market, likely driven by changing lifestyle preferences and investment patterns.
The general trajectory shows moderate to strong growth linked to economic expansion and major infrastructure developments throughout the city. These price movements indicate a maturing urban market where apartment living is becoming increasingly preferred.
What's the annual percentage growth rate for Barranquilla's housing market?
The Barranquilla housing market exhibits a two-speed growth pattern as of September 2025, with apartments significantly outpacing houses in price appreciation.
Apartments are experiencing robust annual growth of approximately 29% year-on-year, representing one of the strongest performing property segments in Colombia's major cities. This growth rate reflects strong demand from both local buyers and investors seeking rental income opportunities.
Houses show a much more conservative annual growth rate of just 1%, indicating a stable but slow-appreciating market segment. This modest growth suggests that the house market is more aligned with general inflation and wage growth patterns.
The overall market performance positions Barranquilla as an emerging hotspot in Colombia's real estate landscape, with the apartment segment driving most of the value creation and investment interest.
How many homes are currently listed for sale compared to last year?
While exact listing counts fluctuate seasonally, Barranquilla has experienced a remarkable surge in home sales activity, with transactions increasing by 218.5% year-on-year, making it a leader in Colombia's housing market rebound.
This dramatic increase in sales volume indicates strong market liquidity and buyer confidence. The surge suggests that inventory is moving quickly, creating a seller's market environment where properties don't remain listed for extended periods.
The Airbnb market provides additional insight into property availability, with 1,965 active listings as of July 2025, representing a significant increase from previous years. This growth in short-term rental listings reflects both investor confidence and the city's appeal to tourists and business travelers.
The combination of high sales volume and growing short-term rental inventory suggests a dynamic market with multiple demand drivers supporting property values and market activity.
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What's the average time properties stay on the market before selling?
Specific data on median days on market for Barranquilla properties isn't fully published for 2025, but market indicators point to properties selling significantly faster than in previous years.
The rapid transaction volume and strong demand suggest that well-priced properties are typically selling within weeks rather than months. The 218.5% increase in sales volume indicates that buyers are actively engaged and making quick decisions.
Major market segments, particularly apartments in desirable neighborhoods, are experiencing quick turnover times. This fast-paced environment reflects both buyer urgency and limited inventory relative to demand.
The combination of strong infrastructure development, growing population, and investor interest has created market conditions where attractive properties move quickly, benefiting sellers but requiring buyers to act decisively.
What's the current mortgage interest rate and recent changes?
Colombia's central bank rate stands at 9.25% as of August 2025, directly influencing mortgage rates throughout the country including Barranquilla.
| Rate Type | Current Rate | Trend |
|---|---|---|
| Central Bank Rate | 9.25% | Stable |
| Home Loan Rates (Major Banks) | 10.37% - 12.19% | Expected to Decrease |
| Average Mortgage Rate | ~11.3% | High but Trending Down |
| Rate Outlook (Next 12 Months) | Downward Pressure | Gradual Decline Expected |
| Comparison to Pre-2023 Levels | Elevated | Still Above Historical Norms |
Home loan rates from major Colombian banks currently range from 10.37% to 12.19%, which represents elevated borrowing costs compared to pre-2023 levels. These rates are likely to trend downward over the next year as inflation pressures ease.
Despite the high borrowing costs, strong property price appreciation has encouraged buyers to secure financing, believing that waiting for lower rates may result in higher property prices that offset any interest savings.
What's the average monthly household income and trend in Barranquilla?
The average monthly household income in Barranquilla shows significant variation based on company size and sector, with overall positive growth trends as of September 2025.
Average net salary across all sectors is approximately $310 per month, with considerable variation ranging from $190 in micro-enterprises to $430 in large firms. Public sector employees earn around $250 per month on average.
Household income has shown positive growth with an increase of $9.32 per month year-on-year between 2024 and 2025. More affluent families, particularly those with professional backgrounds, may earn significantly more, with some four-person households reaching COP 8,769,338 ($2,260) monthly.
The income growth, while positive, is outpaced by property price increases, particularly in the apartment sector, creating affordability challenges for local buyers without foreign income or substantial savings.
It's something we develop in our Colombia property pack.
Are there major infrastructure projects affecting property values?
Barranquilla is experiencing a transformational period with multiple major infrastructure projects that are significantly impacting property values across the city.
The Gran Malecón (Grand Promenade) project, Puerta de Oro convention center, and Arena Barranquilla represent flagship developments that are enhancing the city's profile as a regional hub. These projects are directly boosting property values in adjacent neighborhoods.
Riverfront redevelopment initiatives including Avenida del Río, La Loma, Barranquillita, and Barlovento are creating premium residential and commercial zones. The "Todos al Parque" initiative is adding new parks and schools throughout the city, improving quality of life and property desirability.
The Gran Barranquilla Urban Expansion Project represents a long-term vision to accommodate population growth of up to 1.5 million additional residents. A planned Light Railway project connecting the airport to the city center will significantly improve connectivity and property accessibility.
These infrastructure investments are driving value appreciation in adjacent areas and facilitating urban expansion, creating a positive cycle that supports continued property price growth.
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's the current rental yield for residential properties?
Barranquilla offers attractive rental yields for residential property investors, with typical gross rental yields averaging 6% citywide and reaching up to 7% in prime locations as of September 2025.
These yields compare favorably to many international markets and reflect the strong rental demand in the city. The low vacancy rate of just 4% indicates a tight rental market that supports consistent rental income for property owners.
The rental market benefits from Barranquilla's growing economy, increasing tourism, and expanding business sector. Young professionals, university students, and business travelers create steady demand for quality rental accommodations.
The combination of solid yields and low vacancy rates makes Barranquilla an attractive destination for rental property investment, particularly for investors seeking regular income streams alongside potential capital appreciation.
How have foreign investment levels changed recently?
While specific figures for Barranquilla's property sector are limited, Colombia overall remains highly attractive for foreign capital, with Barranquilla emerging as a key investment hotspot within the country.
Foreign capital inflows have strengthened significantly in the post-pandemic period, driven by Colombia's expanding middle class, urbanization trends, and improved economic stability. Local agencies forecast continued upward trends in foreign investment throughout 2025.
Barranquilla's strategic coastal location, major infrastructure developments, and growing international connectivity make it particularly appealing to foreign investors seeking exposure to Colombia's economic growth.
The city's improving infrastructure, competitive property prices compared to Bogotá and Medellín, and strong rental yields create an attractive value proposition for international property investors looking for emerging market opportunities.
What's the population growth forecast for the next 5 years?
Barranquilla's current population of 2,396,400 people is projected to maintain steady but moderate expansion through 2030, with annual growth of approximately 0.97%.
This growth rate reflects continued urbanization trends and the city's increasing economic importance within Colombia. The Gran Barranquilla Urban Expansion Project is specifically designed to accommodate long-term population growth projections.
Population growth is expected to be supported by job creation from infrastructure projects, expanding business services sector, and the city's role as a regional commercial hub. University expansion and educational improvements also attract young people from surrounding regions.
The steady population growth provides fundamental support for housing demand, ensuring continued need for both rental and purchase properties across different price segments and property types.
It's something we develop in our Colombia property pack.
How do current housing affordability ratios compare to historical averages?
Housing affordability in Barranquilla has declined compared to earlier years, primarily due to the significant surge in apartment prices outpacing wage growth among local residents.
The median price per square meter for apartments now exceeds COP 4,260,000, while average monthly household income remains around $310, creating a challenging affordability ratio for typical local buyers. This represents a deterioration from historical levels when property prices were more aligned with local incomes.
Government initiatives such as the "Mi Casa Ya" affordable housing program aim to mitigate affordability risks and provide financing assistance to qualified buyers. These programs are specifically designed to help middle-income families access homeownership despite rising prices.
The affordability challenge is most acute for apartments, while houses with their modest 1% annual price growth remain more accessible to local buyers. Foreign buyers and investors with international income sources are less affected by local affordability constraints.
New affordable housing initiatives and urban renewal projects may provide relief, but the current trend suggests that property ownership is becoming increasingly challenging for average local households without government assistance or family support.
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.
Based on current market fundamentals, house prices in Barranquilla are unlikely to decline significantly in the near term, with strong infrastructure investment, solid rental yields, and steady population growth supporting the market.
While affordability challenges may slow local demand, foreign investment interest and the city's emerging status as a regional hub continue to drive property values upward, particularly in the apartment segment.
Sources
- Properstar - Barranquilla House Prices
- TheLatinVestor - Barranquilla Real Estate Forecasts
- Rio Times - Colombian Housing Market Revival
- Airbtics - Barranquilla Airbnb Data
- TheLatinVestor - Barranquilla Price Forecasts
- Reuters - Colombia Central Bank Rate
- Trading Economics - Colombia Interest Rate
- BDEEx - Barranquilla Salary Data
- Expatistan - Barranquilla Cost of Living
- Systematica - Gran Barranquilla Urban Expansion