Apartments for rent in medellin colombia – 2025 guide for foreigners

Looking for apartments for rent in Medellín Colombia—and its metropolitan area—can be an unfamiliar process for those coming from abroad, but with the right information on your side, it’s completely doable.

In Colombia, more than 7.3 million households live in rentals according to official data, and more and more foreigners are joining this statistic looking for temporary or permanent housing.

This complete guide, updated for 2025, will help you understand the rental types available, legal requirements, contracts, guarantees, costs, and precautions needed to rent housing (apartments for rent in Medellín Colombia) safely and in compliance with the law.

Ready to learn how to rent a property in Medellín step by step? Keep reading this guide structured in clear sections, with examples and practical tips aimed at foreigners. Let’s begin!

Rental Types in Colombia: Traditional vs. Tourist (Airbnb and Short Stays)

In Colombia there are two main types of housing rental:

Traditional rental (monthly or yearly):

This is long-term renting, usually with minimum contracts of 1 year, intended for permanent residence.

You pay a monthly rent agreed in the contract and it is regulated by Law 820 of 2003 (Urban Housing Lease Regime).

This type of rent is usually unfurnished (the tenant brings the furniture) and is governed by urban housing rules, with protections for both parties.

As a rule, it renews automatically if neither party terminates it with prior notice (see contracts section below).

Tourist or short-stay rental (Airbnb, etc.):

This is rental by days or weeks (under 30 days), typical for tourists or short stays.

Legally, it is not considered a housing lease, but a commercial lodging service governed by commerce and tourism regulations.

Platforms like Airbnb, Booking, etc., offer this type of apartments for rent in Medellín Colombia.

These properties are typically furnished and include utilities (water, electricity, internet) in the price.

Legal differences and restrictions:

Traditional rentals (>30 days) fall under Law 820 and do not require any special authorization from the building’s HOA; in contrast, tourist rentals (<30 days) must comply with tourism rules and may be prohibited by residential building bylaws.

In fact, residential buildings in Medellín may restrict or prohibit rentals of less than 30 days in their internal rules, although they cannot ban long-term rentals (considered housing and protected by law).

Requirements for Tourist Rentals

If an owner offers their property for short stays (Airbnb-style), they must register it in the National Tourism Registry (RNT) and comply with specific rules: paying a 2.5% contribution to the national tourism fund (Fontur) on income, keeping a guest register (Accommodation Registration Card) with guest data, carrying civil liability insurance, and ensuring safety and health conditions.

Additionally, tourist use must be allowed by municipal zoning and by the building’s property bylaws; otherwise, it may be considered a “pirate Airbnb” subject to sanctions.

Medellín, for example, classifies areas where tourist housing is allowed or not according to its Land Use Plan (POT) (mixed-use zoning).

Beware of illegal rentals! For a foreign tenant, it’s important to ensure that if you rent via Airbnb or another platform, the lodging complies with the rules.

In Medellín, raids have been carried out against illegal tourist rentals in residential buildings.

If the building prohibits Airbnb and the owner offers it anyway, there is a risk that the administration will impose fines or that authorities may intervene.

Conclusion: If your stay is short (days or a few weeks), you will probably use a tourist rental (more flexible but with higher rates).
If you plan to stay several months or a year, a traditional lease with a monthly contract is more convenient—more economical and stable.
But if you don’t know where to start, keep reading—we explain how next.

Steps and Legal Requirements to as a Foreigner

Renting housing in Colombia as a foreigner is totally possible, but it requires meeting certain legal and documentary requirements.

Below is a summary of the key steps and what you need to prepare:

1) Valid identification document:

To sign a legal rental contract in Colombia, Colombians must use a cédula de ciudadanía, and foreigners a cédula de extranjería (resident ID).

Does this mean you cannot rent with just your passport? In practice, many private owners might accept a passport, but legally the passport is not valid to execute housing lease contracts.

Regulations require foreigners to identify themselves with a cédula de extranjería (obtained when you have a visa longer than 3 months).
In short: if you plan a traditional lease, it is highly advisable to obtain a visa and cédula de extranjería.

If you will only be a tourist (up to 90 days, extendable to 180), you may need to opt for tourist rentals or negotiate with informal owners, since formal real estate agencies will request a valid cédula de extranjería as ID.

2) Visa or stay permit:

Linked to the previous point, to obtain a cédula de extranjería you need a valid visa (work, study, digital nomad, etc.).

Some owners ask for a copy of your visa or a migration certificate to ensure your stay in the country is legal during the rental term.

It’s not always mandatory to show a visa if you already have the cédula, but be ready to prove your immigration status if requested.

3) Opening a local bank account:

While not a legal requirement, it’s highly recommended.
Rent payments are usually made by bank transfer or deposit into the owner’s account.

Having a COP account makes it easier to pay rent without international transfer costs.

Many foreigners open a savings account once they obtain their cédula de extranjería.
Some banks allow accounts with a passport, but with limits.

Tip: open a local account as soon as you can; besides simplifying rent and utility payments, it serves as proof of income (e.g., statements) for rental screening.

4) Proof of income:

The landlord (or the real estate/insurer) will want to see you can pay. Prepare financial documentation, for example:

• Employment certificate (if you work on contract), indicating position, salary, and seniority, issued recently (last month).
  Preferably in Spanish; if you work remotely for a foreign company, translate your employment letter.
  
  
• Payslips or proof of payment for the last 3 months, or recent bank statements showing movements and sufficient balance.
  
  
• If you’re self-employed/freelance, they may request your Colombian RUT (tax ID) or chamber of commerce certificate if you have a company, and your tax return (if applicable), plus bank statements.
  
  
• For pensioners, a pension certificate and statements showing pension deposits.
  
  

5) Forms and rental screening:

If you rent through a real estate agency or the owner uses a rental insurance company, you’ll fill out a form with personal, employment, and financial data, attaching documents from point 4.

The insurer will run a rental study to assess solvency. This is normal for formal contracts: they will evaluate your history (if you had a Colombian ID they might check credit bureaus), your income and your guarantor’s (if any) before approving the contract.

If everything is in order, you’ll get approval and can sign. If not, they may request additional guarantees (another guarantor, advance payments, etc.—see guarantor section).

6) Signing the contract and recordkeeping:

Once approved, you proceed to sign the written lease with the landlord.
Remember that by law it must be in writing and the owner is obliged to deliver you a signed copy of the contract within 10 days after signing.

Both must initial each page, and anyone acting as guarantors/co-debtors must also sign and receive a copy.

In Colombia, housing rental contracts do not need to be notarized or registered to be valid, unless a party wishes to do so for safety.

However, for long-term contracts, you may optionally notarize signatures for greater formality, or even record the contract at the Public Registry Office so it’s annotated on the property record (this protects your lease in case of a sale, requiring the new owner to honor the current lease).

These last actions are not mandatory, but they provide additional legal protection.

7) Initial payment and deposit (if applicable):

At signing, initial payments are usually made: the first month’s rent in advance and, if applicable, payment of the rental insurance premium or agency fees.
Important: It is not legal to require a cash security deposit by law (Law 820 prohibits requesting deposits or real collateral).

Unlike other countries, Colombia should not require a mandatory “security month.”

However, in practice some owners may ask for a voluntary deposit or several months in advance if you’re a foreigner without local history.

Negotiate this carefully—ideally, use insurance instead of a deposit. If you provide money as a guarantee, put in writing in the contract or an addendum the amount and clear refund conditions to avoid misunderstandings.

The Lease Contract: Clauses, Term, and Penalties

The housing lease contract is the legal document that formalizes the agreement between landlord (owner) and tenant.

In Colombia, this contract is governed by Law 820 of 2003 and must contain certain legal minimums to be valid. Below we explain the key points:

Minimum legal requirements of the housing lease:

• Identification of the parties: Landlord, tenant, and guarantors (if applicable).
  
  
• Identification of the property: Address and detailed description, including common areas if applicable.
  
  
• Rent and payment method: Amount and currency, form of payment, and annual readjustment.
  
  
• Contract term: Agreed term (usually 1 year, extendable) and conditions for renewal or termination.
  
  
• Utilities and related expenses: Specify who pays services and HOA/admin fees.
  
  
• Special clauses: Agreements on pets, subletting, visiting hours, furniture inventory, etc.
  
  

Legal rules that apply to the lease:

• Rent cap: Rent cannot exceed 1% of the property’s market value or 2% of its cadastral value.
  
  
• Annual readjustment: Rent can increase only once per year, according to the prior year’s CPI.
  
  
• Deposits and guarantees: Cash deposits or real collateral are not allowed; only guarantors or insurance policies.
  
  
• Delivery of documents: The owner must provide a signed copy of the lease and the building bylaws (if applicable).
  
  
• Subletting: You cannot sublet or assign the contract without written authorization from the landlord.
  
  
• Termination and renewal: The contract renews automatically if no notice is given 3 months in advance. The landlord must also give 3 months’ notice to terminate, but only for legal causes.
  
  
• Penalty clause for breach: If either party breaks the contract without prior notice, they must compensate with 3 months’ rent.
  
  

Before signing: It’s crucial to have a lawyer review the contract, especially if you’re a foreigner. A lawyer can spot abusive clauses, verify the property title, and ensure everything complies with the law.

Guarantors, Policies, and Guarantees:

What If I Don’t Have a Guarantor?

In Colombia, landlords often require a guarantor—a local person who guarantees rent payments. 

For foreigners, getting a guarantor can be difficult. However, there are alternatives:

• Rental insurance policy: Replaces the guarantor with an insurance that guarantees payment to the landlord in case of default. Requires a financial screening by the insurer.
  
  
• Security held in a CDT or advance payment: Some landlords accept voluntary deposits or advance months to compensate for no guarantor. Make sure written terms specify how that deposit is handled.
  
  
• Co-debtor without property: Some insurers accept co-debtors without real estate, but with good income. Ask if that’s available.
  
  
• Combined guarantees: In complex cases, a landlord may ask for two guarantors or a guarantor + policy.
  
  
• Short-term rentals (Airbnb): No guarantor required, but a deposit or credit card is typical. Understand deposit and refund policies before booking.
  
  

Average Rental Costs in Medellín and Nearby Areas (2025)

Rent values in Medellín vary widely depending on area, socioeconomic stratum, property type, and whether it’s furnished.

In recent years, prices have risen—in 2023 rents increased by ~27% on average in Medellín due to high demand and low supply.

Below is guidance for monthly costs in 2025 for unfurnished traditional apartments for rent in Medellín Colombia and some municipalities in the Aburrá Valley:

(Approximate 2025 values. There may be listings outside these ranges depending on property specifics.)

What about furnished apartments for rent in Medellín Colombia?

If you choose a furnished or “serviced apartments for rent in Medellín Colombia” aimed at expats, the cost tends to be higher.

Monthly tourist rentals (via platforms or short contracts) in Poblado or Laureles can start around $3 million for a studio and go up to $8–10 million or more for luxury 2–3 bedroom units, usually including all utilities, internet, cable TV, and even cleaning.

Socioeconomic Stratum

In Colombia, every property is classified by stratum (1 to 6) indicating the average socioeconomic level of the neighborhood.

This affects utility costs (lower-stratum households receive subsidies; higher strata pay full rates or contributions).
Medellín has many stratum 5–6 sectors (Poblado, Laureles), but also stratum 3–4 options at more affordable prices in areas with good quality of life (e.g., Belén is partly stratum 4 and has moderate rents).

Keep the stratum in mind because it will impact your utility bills: living in stratum 6 implies higher electricity/water/gas tariffs than in stratum 3.

On the other hand, higher strata often correspond to safer areas with better infrastructure—though not always.

Legal Risks and Situations to Avoid When Renting

Verbal or informal contracts:

Although the law allows verbal contracts, they are very risky. A handshake deal leaves you unprotected: the owner can change terms or deny prior agreements.
👉 Recommendation: Always sign a written contract, however simple, with rent amount, term, deposit/guarantees, and basic conditions.

Informal landlords (not declaring the rental):

Some landlords don’t register contracts with the tax authority (DIAN) and avoid issuing receipts. This can affect you if you need to prove domicile to Migración Colombia or for visa procedures.
👉 Tip: demand a contract and pay only via traceable methods (bank transfer/deposit).

Unauthorized subletting and Airbnb:

If you rent in a residential building, don’t sublet via platforms like Airbnb without permission.
In Medellín, many HOAs prohibit tourist use and may order evictions or impose fines.
👉 Verify before renting whether the building allows short or tourist rentals.

Scams and fake landlords:
There are people posing as owners or agents who disappear after receiving advances.

👉 Avoid fraud by requesting the Certificate of Title and Encumbrances (Certificado de Tradición y Libertad), matching the landlord’s ID to the registered owner, and never sending money without seeing the place and signing a contract. Use recognized agencies or trusted portals.

Default and eviction proceedings:

If you have trouble paying, communicate early. Eviction in Colombia requires a judicial process (“restitución de inmueble”), which can take months but will leave legal and financial records.

👉 If you need to leave early, you can end the contract by paying a penalty of three months’ rent.

Arbitrary eviction by the landlord:

Changing locks or cutting utilities to force your exit is illegal. If it happens, contact the Police or the Police Inspector’s Office. Only a judge can order the eviction of a tenant with a valid contract.

Fines for breaching clauses:

Some contracts prohibit pets, noise, or modifications. Breach may lead to penalties or charges for cleaning and damages. HOAs can also fine you for violating internal rules.

Legal Tips to Protect Yourself When Renting

• Written contract: Never hand over money or move in without signing. Include rent, term, guarantees, use of the property, and special conditions (pets, parking, repairs).
  
  
• Detailed inventory: If furnished, prepare an inventory with photos and the condition of each item/appliance.
  
  
• Verify ownership: Ask for a copy of the Certificate of Title and Encumbrances, the building HOA clearance (paz y salvo) and recent utility bills.
  
  
• Traceable payments: Pay by bank or deposit. Avoid cash without receipts.
  
  
• Written communication: Use email/messages to record notices, repairs, or agreements.
  
  
• Use official sources: Review Law 820 of 2003, the Ministry of Housing portal, or the Superintendence of Industry and Commerce (SIC) to know your rights.
  
  
• Tenant home insurance: Consider a policy covering damages or losses.
  
  
• Notice and renewals: Give 3 months’ notice if you will leave or want to renew.
  
  
• Advance negotiation: If you’re a foreigner, agree on special clauses such as extra days for international transfers or a pet deposit.
  
  

Finding the ideal place to live in Medellín—or any Colombian city—doesn’t have to be complicated, as long as you understand how the market works and take the right legal precautions.

At Nexo Legal, we help foreigners, investors, and families carry out safe and transparent real-estate processes, from lease contract review to legal verification of the property and protection of your rights as a tenant or owner.

Our goal is for you to live this experience safely, informed, and with no surprises.

Ready to start your rental or investment process in Colombia?

Let us guide you step by step so you make safe decisions and get the most out of your investment.