Cartagena is one of Colombia’s most sought-after destinations for long-term stays, digital nomads, retirees, and investors. But unlike vacation rentals, securing apartments for rent in Cartagena Colombia for medium- or long-term use requires understanding the legal framework, the structure of local lease agreements, and the risks foreigners commonly face.
This guide focuses on the legal and contractual aspects of renting in Cartagena, what documents you need, how deposits work, what rights you have as a tenant, how to avoid rental scams, and what to expect in terms of pricing and neighborhoods.
Legal Tips for Renting an Apartment in Cartagena
Before signing any lease in Cartagena, it’s important to understand that Colombia’s rental system is highly regulated and contracts tend to be formal, detailed, and legally binding. Foreigners often assume the process works like in their home country, but failing to follow local legal requirements can lead to disputes, unexpected costs, or even invalid contracts. These tips will help you navigate the process safely and confidently:
1. Review the Lease Agreement Carefully (Most Are in Spanish)
Long-term rentals in Colombia use formal lease contracts drafted in Spanish. These agreements outline:
- monthly rent and payment schedule
- duration of the contract (usually 6 or 12 months)
- maintenance responsibilities
- penalty clauses
- renewal and termination conditions
- deposit or insurance requirements
Because the contract becomes legally binding once signed, foreigners should never rely on verbal explanations alone. If you are not fully fluent, ask for:
- a translated version, or
- legal review by an attorney specializing in real estate
2. Required Documentation for Foreign Tenants
Most landlords or property managers will request:
- Valid passport
- Proof of income (bank statements, contracts, or overseas payroll)
- Emergency contact or guarantor (sometimes optional for foreign renters)
- Colombian visa or permit, depending on the length of stay
- 1–2 months’ deposit or a rental insurance policy
Some property administrators require “arrendamiento seguro”, an insurance policy that guarantees payment to the landlord. It can typically be replaced with a higher deposit if you are a foreigner without a Colombian credit record.
3. Tenant Rights You Should Know
Colombian rental law (Ley 820 de 2003) provides several protections:
- Rent increases are regulated and tied to inflation.
- The landlord must handle structural repairs and essential services.
- Tenants cannot be evicted without due process.
- Any penalties must be explicitly stated in the contract.
- Early termination fees have legal limits.
These rights apply even if the contract states otherwise. A lawyer can review whether your agreement respects Colombian housing regulations.
4. Common Legal Risks for Foreigners
Foreign tenants in Cartagena frequently face:
- Contracts written with unlawful penalties
- Deposits withheld without justification
- Listings that do not match the real property
- “Unregistered landlords” claiming ownership of a property they do not legally own
- Incorrect assumptions about tourist rentals vs. long-term rentals
Before signing, always verify:
✔ Property ownership (matrícula inmobiliaria)
✔ The landlord’s identity
✔ Legal status of the property (no debts, liens, or disputes)
Need a Lawyer to Review Your Lease?
Avoid unexpected penalties, fraudulent listings, or illegal contract terms. Our legal team reviews your lease, verifies ownership, and ensures your rental agreement fully complies with Colombian law.
Average Rental Prices in Cartagena (2025)
Cartagena offers a wide range of rental options, from historic colonial apartments to modern beachfront towers. Prices vary significantly depending on the neighborhood, building amenities, and whether short-term rentals are permitted. Below is a clear breakdown of the main residential zones, who they are best suited for, and their typical rental ranges.
Historic Center (Centro & San Diego)
Ideal for renters who want to live in the cultural heart of Cartagena. close to restaurants, nightlife, boutique hotels, and iconic colonial architecture. It is especially suited for short- to mid-term stays, remote workers seeking walkability, and those who value a vibrant, tourist-friendly environment.
Price table
| Property Type | Price Range (COP/month) | Notes |
|---|---|---|
| Studio | 2,500,000 – 4,500,000 | High demand; colonial charm |
| 1 Bedroom | 3,500,000 – 6,000,000 | Very popular with tourists |
| 2 Bedrooms | 5,500,000 – 9,000,000 | Prices vary based on renovation quality |
| Luxury Properties | 10,000,000 – 20,000,000+ | Unique restored homes; premium market |
Bocagrande, Castillogrande & Laguito (Beachfront Districts)
Perfect for foreigners, digital nomads, retirees, and anyone seeking ocean views, modern towers, and full amenities (gym, pool, doorman, parking). These zones are safe, walkable, and close to malls, supermarkets, and the beach.
Price Table
| Property Type | Price Range (COP/month) | Notes |
|---|---|---|
| Studio | 1,800,000 – 3,000,000 | Popular with long-term visitors |
| 1 Bedroom | 2,500,000 – 4,000,000 | Oceanfront options available |
| 2 Bedrooms | 3,500,000 – 6,500,000 | Modern towers with amenities |
| Luxury Units | 7,000,000 – 18,000,000+ | High floors, full ocean views |
Manga, Cabrero & Marbella (Residential Zones Near Downtown)
Ideal for long-term residents, families, and expats who prefer quieter neighborhoods while still being just minutes from the walled city. These areas offer good value for money and more stability in pricing.
Price Table
| Property Type | Price Range (COP/month) | Notes |
|---|---|---|
| Studio | 1,600,000 – 2,500,000 | Residential and quiet |
| 1 Bedroom | 2,000,000 – 3,500,000 | Stable pricing |
| 2 Bedrooms | 3,000,000 – 5,000,000 | Popular with long-term expats |
Zona Norte & Turbaco (Suburban / New Developments)
Best for families, long-term renters, and those who want newer, spacious housing at more accessible prices. Also great for expats relocating for work, especially in the Serena del Mar development.
Price Table
| Property Type | Price Range (COP/month) | Notes |
|---|---|---|
| 1 Bedroom | 1,800,000 – 2,800,000 | Close to Serena del Mar |
| 2 Bedrooms | 2,500,000 – 4,500,000 | Family-friendly developments |
| Houses / Gated Homes | 3,500,000 – 7,000,000 | Depends on amenities & private services |
Thinking of Buying Instead of Renting?
Many renters eventually explore the possibility of owning real estate in Cartagena. If you are researching how to buy property in Cartagena Colombia, it is crucial to understand that purchasing real estate as a foreigner is allowed—but requires due diligence. Here’s what the process typically involves:
- Legal verification of property title: Ensuring the seller is the rightful owner and the property has no debts, embargoes, or boundary issues.
- Drafting a promise-to-purchase agreement: This sets price, payment terms, deadlines, and penalties.
- Handling the funds: Foreign buyers must comply with Colombian currency exchange regulations. Funds should be registered correctly to obtain future rights, including repatriation.
- Public deed signing & registry: The transfer is formalized at a notary and then registered with the Oficina de Instrumentos Públicos.
Whether your goal is to buy apartment in Cartagena Colombia for investment, retirement, or long-term living, proper legal guidance is essential to avoid title defects, fraud risks, and regulatory complications. And if you’re also considering retiring in the country, this guide can help you understand whether Colombia is the right fit for your lifestyle: Retire in Colombia: Pros and Cons
Common Mistakes to Avoid
Even experienced travellers make errors when navigating the Colombian rental market. These are the most frequent, and most costly, mistakes foreigners should avoid:
- Signing a contract you don’t fully understand: Many foreigners unknowingly accept clauses that contradict Colombian rental law.
- Skipping property ownership verification: Even upscale areas have fraudulent listings.
- Confusing tourist rentals with long-term legal leases: Not all buildings allow short-term stays.
- Sending deposits before legal verification: Never transfer funds until ownership is confirmed.
If you’re evaluating different neighborhoods before renting, this guide can help you understand safety levels across the country: Safest Places in Colombia
Your Safe Path to Apartments for Rent in Cartagena Colombia
Relocating to Cartagena brings incredible opportunities—but renting or buying property requires more than just browsing listings. Understanding contracts, verifying ownership, and ensuring compliance with Colombian law are essential steps to protect your investment and avoid unnecessary risks. With the right guidance, your transition can be secure, transparent, and stress-free.
Ready to Rent or Buy Safely in Cartagena?
Colombia Law Connection is committed to helping foreigners navigate every stage of the housing process—whether you’re renting short-term, settling long-term, or preparing to purchase real estate. Whether you’re renting now or planning to buy property in Cartagena Colombia in the future, our attorneys are here to guide you at every step.
