Medellín Real Estate Market Report — Q3 2026

This is the first edition of a report we'll publish every quarter: a dated, citable snapshot of the Medellín residential market, built from data we collect ourselves — a weekly two-portal crawl of active listings (Fincaraíz + Metrocuadrado, cross-portal deduplicated), Colombia's IGAC transaction registry, La Galería Inmobiliaria's licensed new-construction census (the dataset Colombia's banks cite), and Google Trends demand tracking. Every number here has a source and a sample size; the always-current versions live on our market data page and statistics page.

As of: early July 2026 · Listings analyzed this week: ~13,000 active sale and rental listings across 25+ tracked neighborhoods.

1. Asking prices: a 2.5× city

Median asking prices per m² (sale, well-sampled neighborhoods): Ciudad del Río ~$10.7M COP, Las Palmas ~$9.5M, El Poblado ~$8.0M (deepest sample, n≈5,500), El Tesoro ~$7.9M, Envigado ~$7.7M, Laureles ~$6.6M, Belén ~$6.0M, Robledo ~$4.3M. The cheapest-to-priciest spread among well-sampled barrios is roughly 2.5×.

The quarter's most quotable oddity: Ciudad del Río's median asking now exceeds El Poblado's — not because it's a more expensive neighborhood in any lived sense, but because its inventory is overwhelmingly new towers. It's the clearest illustration in the city of how much "new" costs.

2. What actually closes: the registry check

Asking is not closing. Colombia's IGAC registry — which records what buyers actually declared at the notary — puts Medellín's median registered sale at $225M COP across 100,940 transactions (2021–2023), growing +10% in 2022 and +13.6% in 2023. The registry publishes no neighborhood or per-m² detail and currently lags at 2023 (we re-check monthly, automatically). The gap between portal asking prices and registry medians is the negotiation — bring it with you.

3. Days on market: slow is the norm, fast is a signal

Median days on market for sale listings: ~200 days in El Poblado, 270+ in Centro, and a striking ~44 days in Loma de los Bernal — correctly-priced family inventory in short supply moves five times faster than the premium district. Rentals clear roughly twice as fast as sales in most barrios. Nobody else publishes DOM for this market; sellers pricing against it will beat the listings that have been sitting since 2025.

4. New construction: high floors, thin remaining supply

From the licensed Galería census (January 2026 wave): El Poblado new construction carries a median of ~$14.95M COP/m² across 54 active projects — roughly 86% above the neighborhood's blended asking median — with ~80% of censused units already sold and a patient ~1.2 units/project/month absorption. Laureles is the supply story: 33 projects but only ~360 units left unsold (88% sold-out median). The volume play is the periphery: Bello alone counts ~38,700 censused units at a $5.1M median, and Sabaneta ~19,800 at $7.9M. Buyers wanting new in the core are late; buyers wanting value in new construction are being pointed south and north.

5. Demand: the froth is out

Global search interest in Medellín property runs about 30% below its mid-2025 peak on our tracked series — normalization, not collapse. The origin mix has globalized: the US now shares the top tier with South Korea, Singapore, and the UAE in our current window (relative indices, modest samples — direction reliable, ordering jittery). Fewer tourists in the funnel, more buyers with numbers. Full analysis in our demand deep-dive.

6. Yields, for the income-minded

On current asking medians, gross yields land near 7.9% in El Poblado and 7.2% in Laureles — before admin fees, predial, and vacancy, which is why "gross" is doing heavy lifting. Net the numbers for any specific unit with the rental-yield calculator; the listings where we've underwritten the income ourselves are in the income-property collection.

The quarter in one paragraph

Medellín in mid-2026 is a normalized market wearing a boom market's price tags. Asking prices remain high and sticky, the registry shows real (but decelerating-data-lagged) appreciation through 2023, listings sit for months, new-construction supply in the core is nearly absorbed at record per-meter prices, and demand has cooled into something more serious. For prepared buyers, the leverage is the best since 2021: anchor on the medians, use the DOM, and negotiate. For sellers, the message is symmetrical: price to data on day one.

Methodology & citation. Listing medians are computed weekly from active portal listings, deduplicated across sources, published only above per-neighborhood sample floors; they are asking prices, not closed sales. Registry figures are IGAC medians for COMPRAVENTA transactions in Medellín within a sane price band. New-construction figures are from La Galería Inmobiliaria's project census, used under license. Search demand is Google Trends, refreshed daily. Free to cite with a link: Welcome to Medellín — Medellín Market Report, Q3 2026, welcometomedellin.com/insights/medellin-market-report-q3-2026. Questions about the data, or want a number we didn't publish? Ask — the honest answer might be "our sample is too thin there," and you'll get that answer too.