Every neighborhood guide on the internet quotes rent prices. Almost none of them tell you where the numbers came from. This page does. Every range below is sourced from the Lonja de Propiedad Raíz de Medellín y Antioquia's Índice de Cánones de Arrendamiento (ICA), cross-checked against active listings on Fincaraíz and Metrocuadrado, and adjusted for the 2025 IPC of 5.10% (DANE-certified 8 January 2026). We update this page quarterly.
Unfurnished Rents by Zone (Traditional Lease)
| Zone | Studio / 1BR | 2BR | 3BR | Estrato |
|---|---|---|---|---|
| El Poblado | COP 3.5–5.5M $1,120–1,760 | COP 5.2–8.5M $1,660–2,720 | COP 7.5–14M+ $2,400–4,480+ | 5–6 |
| Laureles | COP 2.2–3.8M $700–1,220 | COP 3.5–5.5M $1,120–1,760 | COP 4.8–7.5M $1,540–2,400 | 4–5 |
| Envigado | COP 2.5–4.0M $800–1,280 | COP 3.8–6.2M $1,220–1,980 | COP 5.5–9.0M $1,760–2,880 | 4–6 |
| Sabaneta | COP 1.8–3.0M $580–960 | COP 2.8–4.5M $900–1,440 | COP 3.5–6.0M $1,120–1,920 | 3–5 |
| Belén | COP 1.5–2.8M $480–900 | COP 2.2–4.0M $700–1,280 | COP 3.0–5.2M $960–1,660 | 3–5 |
| Estadio | COP 2.0–3.2M $640–1,020 | COP 3.0–4.8M $960–1,540 | COP 4.2–6.5M $1,340–2,080 | 4–5 |
| Itagüí | COP 1.2–2.2M $380–700 | COP 1.8–3.2M $580–1,020 | COP 2.5–4.5M $800–1,440 | 3–4 |
Source: TOTAL BIENES SAS projection based on the Lonja de Propiedad Raíz de Medellín y Antioquia's ICA, adjusted for 2025 IPC of 5.10%, cross-checked against active Fincaraíz and Metrocuadrado listings, April 2026. Estadio range interpolated from Laureles data. USD at TRM COP 3,126 (Banco de la República, 7 Sep 2026).
Furnished Monthly Rents (1–6 Month Stays)
Furnished apartments operate in a different market. Many run under contratos de hospedaje rather than Ley 820 leases, which means the IPC cap and the deposit ban don't apply. Pricing is driven by platform (Casacol, Blueground, Airbnb monthly), season, and whether the operator quotes in COP or USD. The ranges below reflect what a foreigner booking directly through a platform or agency can expect in September 2026.
| Zone | Furnished 1BR | Furnished 2BR | Notes |
|---|---|---|---|
| El Poblado | COP 4.5–8.0M $1,440–2,560 | COP 7.0–14.0M $2,240–4,480 | Highest foreigner markup; Provenza/Manila top-end |
| Laureles | COP 2.5–5.0M $800–1,600 | COP 4.0–7.0M $1,280–2,240 | Best value-to-walkability; growing STR scrutiny |
| Envigado | COP 2.8–5.5M $900–1,760 | COP 4.5–8.0M $1,440–2,560 | Prices closing the gap with Poblado fast |
| Sabaneta | COP 2.0–3.5M $640–1,120 | COP 3.0–5.5M $960–1,760 | Best budget furnished; end of metro line |
| Belén | COP 1.8–3.0M $580–960 | COP 2.5–4.5M $800–1,440 | Limited furnished inventory; Loma de los Bernal newer stock |
| Estadio | COP 2.2–4.0M $700–1,280 | COP 3.5–6.0M $1,120–1,920 | La 70 nightlife noise in some blocks |
Source: Cross-referenced from Casacol published ranges, colombiamove.com listing medians (Aug 2026), and rentmedellin.co lead data. Furnished ranges are inherently wider because amenities, floor, view and operator vary enormously.
What's Driving Prices in 2026
Three forces are moving the market right now, and they work against each other in different zones.
The IPC cap keeps unfurnished rents on a leash. Ley 820 limits annual increases to the prior year's IPC — 5.10% for 2026 (DANE, 8 Jan 2026). That applies only on the contract anniversary, not 1 January, and only to existing contratos de arrendamiento. It does not apply to furnished stays under a contrato de hospedaje, which is why the furnished market can swing much wider.
The south valley is no longer the cheap option. Envigado and Sabaneta went from 30–40% below equivalent Poblado pricing to just 10–20% below in the last two years, driven by remote-worker demand, new towers with competitive amenities, and improving gastronomy. TOTAL BIENES reports that listings in the south valley now move in days, not weeks.
The STR crackdown is pushing inventory back to monthly. Medellín's enforcement of RNT requirements for sub-30-day stays — concentrated in Provenza, Manila, Laureles-Estadio, Belén and Centro — has pushed operators toward 30+ day furnished contracts. That's increasing monthly supply in enforcement zones but not lowering prices, because demand from remote workers is absorbing the inventory.
The Hidden Costs the Canon Doesn't Show
The number in the listing is not what you'll pay each month. Three costs sit on top of every unfurnished canon:
Administración — the HOA fee, paid monthly. For amenity buildings (pool, gym, 24h portería) in estrato 5–6, expect 10–15% of the canon on top. A COP 4M apartment in a full-amenity Poblado tower can easily carry COP 500–700K in administración.
Utilities (servicios) — electricity, water, gas, internet. EPM rates are subsidized in estrato 1–3 and surcharged in estrato 5–6 via Ley 142/1994. A 1BR in estrato 5 typically runs COP 250–400K/month in utilities; estrato 3 might be COP 120–200K for the same consumption.
Guarantee costs — the estudio de arrendamiento fee (one-time), and the póliza or afianzadora premium if you go through an agency. Cash deposits are illegal under Ley 820, but guarantee costs still add to your move-in total.
How to Tell if a Price Is Fair
Two rules that work in any barrio:
The 0.5–0.8% rule. For unfurnished units, the monthly canon typically runs between 0.5% and 0.8% of the property's commercial value. Anything above 0.8% is premium — justifiable if it comes with a covered parking spot, a recent renovation, or a privileged view. The legal ceiling is 1% of commercial value (Ley 820, art. 18).
Three-listing sanity check. Before signing, pull at least three active listings for similar apartments — same barrio, same size, same estrato. If the one you're looking at is more than 10% above the median with no obvious justification, you have negotiation room. If it's more than 10% below, ask what you're not seeing in the listing photos.
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Frequently Asked Questions
There is no single average — it depends entirely on neighborhood and apartment type. An unfurnished 1BR ranges from about COP 1.2M in Itagüí to COP 5.5M in upper Poblado. Furnished monthly rates for foreigners run roughly 1.5–2× those numbers. This page breaks it down zone by zone with sourced data.
The unfurnished table reflects the general market (no nationality markup). The furnished table reflects what platforms and agencies typically charge foreigners for month-to-month stays. Dual pricing exists — always negotiate in COP and compare multiple listings.
Quarterly. Unfurnished ranges shift slowly (capped by IPC); furnished rates can move with season and demand. Each update notes the source and pull date.
No. Administración is the building's HOA fee (maintenance, security, common areas). Utilities — electricity, water, gas, internet — are separate. Some furnished listings bundle everything as 'servicios incluidos,' but always confirm what's included before signing.
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