Medellín price per m² by neighborhood: what the data says (2026)

Ask five brokers what a square meter costs in Medellín and you'll get five confident answers, none with a sample size attached. We built the boring alternative: a weekly crawl of Colombia's two dominant listing portals (Fincaraíz and Metrocuadrado), deduplicated across portals, aggregated into neighborhood medians, and published live on our market data page. This article is the mid-2026 snapshot with commentary — the live page will always be fresher than this text.

All figures below are median asking prices from active listings as of early July 2026 — the market's current ask, not closed sales. Colombia's registry (IGAC) publishes no per-neighborhood or per-m² sale data, so anyone who claims closed-price-per-m² by barrio is estimating. Asking prices run above what closes; treat these as the ceiling of the negotiation, not the middle.

The headline numbers

From roughly 13,000 active sale and rental listings analyzed this week, the well-sampled neighborhoods stack up like this (sale, COP per m²):

• Ciudad del Río — ~$10.7M COP/m² (n≈220). Yes, above El Poblado. A small, new-build-dominated district where towers with amenities set the median. This is what "new construction premium" looks like when it is the neighborhood.
• Las Palmas — ~$9.5M (n≈600). View premiums, larger units, and a car-dependent lifestyle priced in.
• El Poblado — ~$8.0M (n≈5,500 — the deepest sample in the city). The benchmark. Within it, sub-barrios spread widely; the median hides Provenza's peaks and the valley floor's bargains.
• El Tesoro — ~$7.9M (n≈290) and Envigado — ~$7.7M (n≈260). The Poblado-adjacent alternatives are no longer meaningfully cheaper than Poblado's median.
• Laureles — ~$6.6M (n≈2,000). The walkability champion still trades at an 18% discount to El Poblado per meter.
• Belén — ~$6.0M (n≈880) and Calasanz — ~$6.0M (n≈390). Where value hunters have quietly moved.
• Robledo — ~$4.3M (n≈380). Half of Ciudad del Río, for the spreadsheet-inclined.

The spread from cheapest to priciest well-sampled neighborhood is roughly 2.5× — a reminder that "Medellín prices" is not a number, it's a distribution.

Rental yields: the quiet story

Divide median rent per m² by median sale price per m² and the gross yield picture inverts some assumptions. El Poblado's deep rental demand pushes its gross yield to roughly 7.9%, ahead of Laureles at ~7.2% — the premium neighborhood is also, on current asks, the stronger yield play. Gross means gross: no admin fees, no property tax, no vacancy. For a specific unit, the rental-yield calculator nets it out in a minute.

Days on market: the liquidity nobody publishes

Because we track when each listing first appeared, we can publish something Colombian portals don't: median days on market. The city-wide truth is that Medellín is a slow, negotiable market — El Poblado sale listings sit at a median of ~200 days; Centro tops 270. The fast pockets are telling: Loma de los Bernal moves in ~44 days — priced-right family inventory in a supply-constrained niche. If your listing has sat for 300 days, the market has already voted on the price.

How to actually use this

Three practical translations. First, negotiate from data, not from the ask: a listing 15% above its neighborhood's median per m², sitting past the median DOM, is telling you its real price. (Our listings show this comparison automatically — every property page carries a live "vs. neighborhood median" line.) Second, judge value per meter, not per listing photo — the same $500M COP buys 47m² in Ciudad del Río or 115m² in Robledo. Third, check the sample size before trusting any median, including ours; we print n for every figure and hide neighborhoods below the credibility floor.

The live version of every number in this article — updated weekly, toggleable to USD, sortable by yield and DOM — is at welcometomedellin.com/properties/market. Free to cite with a link; the methodology is on the page.