A 188m² four-bedroom in Santa María de los Ángeles at 4.15M COP per m², about half the typical price range, explained by a 3rd-floor walkup that prices most of the buyer pool out.
PRICE GAP / M² VS SANTA MARÍA DE LOS ÁNGELES TYPICAL RANGE
▾39-46%
BELOW THE MARKET RANGE
4.15M vs 6.80M–7.66M COP/m²
IMG 01 / 03TOTAL AREA
188 m²
BEDROOMS
4
BATHROOMS
4
ESTRATO
6
// KEY FACTS
- ASKING PRICE (COP)
- COP 780.000.000
- ASKING PRICE (USD)
- USD 250,462Est. at today’s rate
- PRICE PER M²
- 4.15M COP/m²
- VS SANTA MARÍA DE LOS ÁNGELES TYPICAL RANGE
- 39-46% below the market range
- BED / BATH
- 4 / 4
- ESTRATO
- 6
- HOA MONTHLY
- 1.0M COP/mo
- PROPERTY TYPE
- Apartamento
- YEAR BUILT
- 1994
- CURATED
- July 22, 2026
- SOURCE
- Finca Raíz
Indexed·n=164·Jun 2026
// How we got this number
- Source
- Our own indexed asking prices · Finca Raíz, Metrocuadrado, Ciencuadras
- Sample
- 164 active listings in this zone
- Adjustment
- Asking-to-close assumption: −8% · See methodology
- Updated
- June 2026
Adjusted asking-comp estimate. Not an appraisal.
LISTED BY
Consultora Inmobiliaria · Independiente
Claudia Ileana Mejía Ortiz
Corretaje (Chile) · Diplomado en derecho inmobiliario, Lonja de Colombia
◆ RENOVATION POTENTIAL
What a remodel could unlock.
The same room, renovated. Architecture, windows, and view stay the same; only the finishes and furnishings change.
AI visualizationFor illustration only; finishes, cost, and final result will vary.
◆ PRIMARY STRATEGY · FLIP
Editorial scores
Editorial judgments, 1 to 10, set by the curator. Not algorithmic. See methodology →
The math still has headroom, but it is thinner than it first looks. Negotiate from 780M to 700M asking (the listing has been on the portal since April, the seller has softened), invest 350 to 400M in a premium-finish renovation, target a sale exit at 1.3 to 1.4 billion COP. Annualized IRR lands in the +12% to +26% range over a 12-month hold after 3% commission and 10% capital gains tax. Loses three points: the walkup permanently constrains the resale buyer pool, and the heavier renovation budget thins the flip margin and leaves less room for execution variance. The renovated exit at 6.9 to 7.4M COP per m² is still below the elevator-equipped Santa María de los Ángeles band, and that is the honest framing of what you are selling. What keeps it a 7 is the entry spread, -45% to -51% below the calibrated band, deep enough to absorb real execution slippage before the deal stops working.
Renovated 4 BR at this size targets design-conscious digital nomads, longer-term professionals on extended stays, and small nomad groups co-renting. The walkup is a non-issue for that pool — younger renters and remote workers treat three flights as part of the building's character, not a deduction. Realistic furnished monthly rent $2,800 to $3,200 USD post-renovation. Net post-tax yield 5.0% to 6.2% on the all-in basis after 22% plus IVA management, vacancy, HOA, and 20% non-resident withholding tax. STR (Airbnb nightly) almost certainly banned by the building's RPH — assume no until confirmed in writing.
This is the highest HOME score in the catalog because of one structural fact: at 700M COP for 188m² of premium-finished space after renovation, you own a four-bedroom in a Poblado-adjacent estrato 6 zone for the price of a typical 2 BR in a tower. The walkup is real but solvable for any buyer fit enough to climb a flight. The upside is the size and the address you couldn't otherwise afford at this entry point. This is the listing where the brand says: we found this at a price that breaks the typical Poblado-budget entry, and we explain why it's available at that price. For an owner-occupier mobility-okay with the climb, the math just works.
◆ TWO WAYS TO READ THIS
AS AN INVESTMENT
Buy at 700M COP, invest 350 to 400M in renovation (including 3 to 5M COP to dispose of the seller's throwaway furniture), exit at 1.3 to 1.4 billion COP for an annualized IRR of +12% to +26% over a 12-month hold. Alternative: hold and rent furnished MTR at $2,800 to $3,200 USD monthly to design-conscious nomads, longer-term professionals, and small nomad groups, with net post-tax yield in the 5.0% to 6.2% range.
AS A HOME
If you want 188m² of four-bedroom space in a Poblado-adjacent estrato 6 zone at a fraction of the typical Poblado entry price, this is the listing. The walkup is the catch — the building starts on the 2nd floor and the apartment sits on the 3rd, so the unit is effectively a single flight up. That eliminates older buyers and families with strollers from the comparable market, which is what creates the price gap. For anyone mobility-okay who wants the room and the address, the math just works.
What La Lonja recorded for your zone. Not a forecast for this listing.
La Lonja’s 265 Edition reported Zona 5 (Poblado, Envigado, Sabaneta) apartment valorization at 7.82% in 2024. The 2025 land study (published April 2026) recorded 7.5% real for Envigado municipality, consistent with a sustained mid-single-digit-to-high pace.
Lonja groups Poblado, Envigado, and Sabaneta as Zona 5 (sub-market variance is real). Figures are nominal COP; real appreciation in high-inflation years (~13% in 2022, ~5% in 2024) is lower.
Appreciation figures: La Lonja de Propiedad Raíz de Medellín y Antioquia (2024 zone-level apartment index, 2025 land study). Context from Camacol Antioquia (trade group) and DANE / Banco de la República. We show the range. We do not predict which one happens.
// ESTIMATED REMODEL COST
Range covers a full unit remodel, set by the curator using contractor quote data for this neighborhood and condition class.
3.8% – 6.7%
Range assumes professional management at 22% plus sales tax (IVA), 20% withholding tax, 7.5% exit yield, and renovated condition.
Lower bound reflects conservative occupancy (75%) and lower-tier finish. Upper bound assumes strong occupancy (88%+) and premium finish targeting professional medium-term rental tenants. Estimates, not guarantees.
◆ COMPARABLES
2 references · COP/m² indexed to listing’s 4.15M
Santa María de los Ángeles asks (partially renovated and premium tiers)
Same-barrio 3BR (178m²) flagged 'requiere mantenimiento' at 4.72M/m² — what unrenovated Santa María stock asks.
VIEW ORIGINAL ↗Near-identical size (185m²), described as fully remodeled, at 8.11M/m² — the renovated exit this listing prices against.
VIEW ORIGINAL ↗◆ CONDITION NOTES
Built 1994, estrato 6, 188m² with 4 BR and 4 BA. The price-per-m² discount is explained by a 3rd-floor walkup: the building starts on the 2nd floor and the apartment sits on the 3rd, so the unit is one flight above the building entrance. The 350 to 400M COP renovation budget targets a premium finish: full kitchen and bathroom replacement, electrical and plumbing inspection given build age, flooring, and finishes calibrated to support the post-renovation exit at 6.9 to 7.4M COP per m². The walkup does not need renovation but does need editorial honesty — it is the reason the renovated exit will still sit below comparable elevator-equipped units in Santa María de los Ángeles.
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We scan the portals daily and re-verify each listing on a rolling basis. Between scans, prices move, listings sell, and the market shifts. The calibrated market range per m² is a snapshot from our last data refresh, not a live quote. Treat these numbers as a starting point and verify the current price with the source before you act.