Income-Generating Real Estate in CaliApartments in the capitalof salsa and sun

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Benefits of investment in

Colombia real estate

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Guide for real estate

investors in Colombia

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Vibrant cities with modern living

Medellín and Bogotá offer a mix of new developments, urban culture, and rental activity.

Active rental demand from international residents

Colombia’s warm climate and affordable cost of living attract global tenants and digital workers.

Full ownership and dynamic local market

Buyers enjoy direct property rights and strong resale potential in city centers.

Vibrant cities with modern living

Medellín and Bogotá offer a mix of new developments, urban culture, and rental activity.

Active rental demand from international residents

Colombia’s warm climate and affordable cost of living attract global tenants and digital workers.

Full ownership and dynamic local market

Buyers enjoy direct property rights and strong resale potential in city centers.

Property highlights

in Colombia, Cali from our specialists

Cali

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Real Estate in Cali, Colombia

Why Invest in Property in Cali

Cali, officially Santiago de Cali, is the third-largest city in Colombia and the capital of the Valle del Cauca department. Known for its rich cultural heritage, growing economy, and tropical climate, Cali offers unique opportunities for real estate investors. The city has seen steady urban development, improved infrastructure, and a growing reputation as a business and tourism hub in southwestern Colombia. With property prices significantly lower than in Bogotá or Medellín, Cali appeals to both local and foreign investors looking for high rental returns and long-term appreciation.

Types of Property Available

Cali’s diverse neighborhoods and terrain allow for a wide range of property types:

  • Modern apartments — Found in north and south Cali, with options ranging from budget-friendly to luxury high-rises.
  • Traditional houses — Located in colonial districts like San Antonio and Granada, often renovated into boutique hotels or residences.
  • Gated communities — Popular in affluent neighborhoods like Ciudad Jardín and Pance, offering security and amenities.
  • Commercial property — Retail and office spaces in central zones such as El Peñón and Centro, or near universities and medical centers.
  • Affordable housing — Available in eastern and outlying neighborhoods, targeting long-term tenants from the working and middle class.
  • Land for development — Available on the city’s southern and western edges, often used for residential projects or eco-housing.

Ownership and Legal Framework

Colombia offers a transparent and favorable legal structure for real estate investment:

  • Foreign ownership — Fully permitted; foreigners have the same rights as Colombian citizens to buy, own, rent, or sell property.
  • Freehold titles — Most properties are sold with full ownership rights and must be registered with the public registry (Superintendencia de Notariado y Registro).
  • Legal process — Includes a promissory contract, notarization of the public deed (escritura pública), and tax/registry payments (~1.5%–2%).
  • Payments — Conducted in Colombian pesos (COP); foreign investors may use escrow services or Colombian bank accounts.
  • Visa opportunities — Investment over ~90,000 USD can qualify the buyer for the Colombian M-10 investor visa.
  • Rental income — Legal for foreigners, with repatriation allowed after meeting local tax obligations.
Professional assistance from a bilingual lawyer and licensed real estate agent is strongly recommended.

Property Prices and Market Trends

Compared to Bogotá and Medellín, Cali remains highly affordable:

  • Luxury apartments (Ciudad Jardín, Granada): COP 7–12 million per m² (~$1,800 – $3,000 USD/m²)
  • Mid-range apartments (El Ingenio, Santa Mónica): COP 3.5–7 million per m² (~$900 – $1,800 USD/m²)
  • Budget apartments (Aguablanca, Comunas 13–15): COP 1.5–3.5 million per m² (~$400 – $900 USD/m²)
  • Commercial property (El Peñón, Versalles): COP 6–12 million per m² (~$1,500 – $3,000 USD/m²)
  • Retail storefronts: Vary by location; high traffic areas near malls and parks command a premium
Rental yields:
  • Residential (long-term): 4%–7%, depending on district and furnishing
  • Short-term (Airbnb): 6%–10% in tourist zones like San Antonio, Granada, and El Peñón
  • Commercial rentals: 7%–12% in retail and office spaces near major avenues or university zones
Cali’s market is less speculative than those in Colombia’s largest cities, offering steady demand and upward trends.

Top Investment Areas in Cali

Key districts for property investment include:

  • Ciudad Jardín — Upscale residential area in the south with gated houses, luxury apartments, and proximity to malls and schools.
  • Granada and El Peñón — Colonial neighborhoods turned commercial and touristic zones, popular for boutique hotels and rentals.
  • San Antonio — Historic area with charm and high Airbnb potential, popular among travelers and creatives.
  • Santa Mónica and Santa Teresita — Upper-middle-class zones with large homes and apartment towers near business centers.
  • El Ingenio — Well-planned residential neighborhood with modern apartment complexes and high rental demand.
  • La Flora and Versalles — North Cali business and shopping districts with demand for office space and student housing.

Buyer Profiles and Investment Strategies

Typical investors in Cali include:

  1. Foreign retirees — Attracted by climate, lifestyle, and healthcare, often buying apartments in Ciudad Jardín or San Antonio.
  2. Buy-to-let landlords — Renting to professionals, university students, or short-term tourists in mid- to high-end neighborhoods.
  3. Colombian diaspora — Investing in family property or future retirement homes, often purchasing in gated communities.
  4. Commercial investors — Opening restaurants, cafes, or coworking spaces in revived colonial areas or central business districts.
  5. Developers — Acquiring land or old buildings in transitional zones for multi-unit redevelopment or student housing.
Example: A 90 m² apartment in El Ingenio bought for COP 400 million (~$100,000 USD) can rent for COP 2.5 million/month (~$625 USD), yielding ~7.5% annually.

Risks and Considerations

As with any city, Cali presents a few important factors for investors:

  • Security and neighborhood selection — Some areas, especially in the east and city periphery, may carry higher security risks.
  • Zoning and rental laws — Check municipal rules, especially for short-term rentals and commercial use.
  • Title verification — Some older properties may have unclear ownership histories; legal review is essential.
  • Maintenance and utilities — Utility access and quality can vary, especially in hillside or older buildings.
  • Currency exchange — COP volatility may affect foreign returns, although it creates purchase advantages in down cycles.

Conclusion: Who Should Invest in Cali

Cali combines cultural energy, growth potential, and affordability in one of Latin America’s most dynamic mid-sized cities. With increasing foreign interest, strong rental demand, and real estate prices well below those in Colombia’s top two cities, Cali is especially appealing to buyers seeking high returns, lifestyle relocation, or development opportunities. Whether you are a digital nomad, retiree, entrepreneur, or long-term investor, Cali offers a resilient and rewarding property market that is still on the rise.