OPEN EL TESORO · 196m² · 4 BR · 4 BA
A 196m² El Tesoro duplex with four bedrooms, jacuzzi and terrace at 4.85M COP per m² — family scale at a mid-rise price.
PRICE GAP / M² VS EL TESORO TYPICAL RANGE
▾35-42%
BELOW MARKET
4.85M vs 7.42M–8.36M COP/m²
IMG 01 / 15TOTAL AREA
196 m²
BEDROOMS
4
BATHROOMS
4
// KEY FACTS
◆ PRIMARY STRATEGY · FLIP
Editorial scores
Editorial judgments, 1 to 10, set by the curator. Not algorithmic. See methodology →
FLIP · RENOVATE + RESELL
6/ 10
The entry math works: 4.85M/m² against same-size El Tesoro asks of 9.59M and 13.38M per m² is the deepest relative discount of this batch. It scores a 6 because everything after entry is harder here: hillside El Tesoro exits move slower than the flat zones, duplex layouts polarize buyers instead of maximizing them, and a 950M ticket renovating toward a 1.5B-plus exit needs the exact family buyer who wants four bedrooms on two floors. The margin is real; the buyer pool that pays for it is narrow.
BNB · SHORT/MEDIUM RENTALSHORT-TERM RENTAL: UNCLEAR
4/ 10
◆ TWO WAYS TO READ THIS
AS AN INVESTMENT
Buy this as a home with embedded upside, not as a yield vehicle. The 43% band discount gives an owner-occupier family a margin of safety no renovated El Tesoro listing offers, and if life changes force an exit after renovating, the same-size comps at 9.59M and 13.38M per m² say the equity is recoverable. As a pure rental the size and hillside work against every income mode: MTR yields are thin at honest occupancy, and the long-term family tenant caps rent below the furnished model. The investment case is the discount, the exit comps, and living well in between.
AS A HOME
Four real bedrooms plus service quarters across two levels — the configuration relocating families search for and rarely find below 1.5B in El Tesoro. Jacuzzi and walk-in in the master, terrace and balcony for the climate, one parking space (verify whether a second is negotiable; families here usually need it). El Tesoro mall covers daily life; the school corridor along the Transversal is the zone's quiet selling point. Budget the interior refresh the price is telling you about.
◆ THE FULL MATH
The math behind the strategy.
Every number is a range. Inputs documented in methodology.
- TOTAL CASH IN
- $331,785
- MONTHLY RENT
- $2,037 – $3,056
- OCCUPANCY
- 75% – 88%
- ANNUAL GROSS
- $18,335 – $32,256
- NET PRE-TAX
- $8,334 – $17,933
- NET POST-TAX
- $6,667 – $14,353
- YIELD (CAP RATE)
- 2.0% – 4.3%
- 3-YEAR RETURN (IRR)
- −20% to −1%
◆ RED FLAGS
What could go wrong.
Curator-flagged failure modes for this specific listing.
Zone appreciation, historical rangeFREE
What La Lonja recorded for your zone. Not a forecast for this listing.
Lonja zoneZona 5 · Poblado / Envigado / Sabaneta
Historical
7.5%/yr
Projected valueAt year 5
1.36B COP
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.
70M – 140MCOP
Roughly $22K – $43K USD at today’s rate.
most likely ▾
COSMETICFULL GUT
3.7% – 6.5%
Range assumes professional management at 22% plus sales tax (IVA), 20% withholding tax, 7.5% exit yield, and renovated condition.
most likely ▾
LOWHIGH
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 4.85M
El Tesoro asks (partially renovated and premium tiers)
195M² · 3BR · EL TESOROPARTIAL
9.59M/m²▴ +98%
Same size (195m²) El Tesoro 3BR at 9.59M/m² — the conservative renovated exit.
VIEW ORIGINAL ↗
198M² · 3BR · EL TESOROPARTIAL
13.38M/m²▴ +176%
Same size (198m²) at the premium tier, 13.38M/m² — what fully-executed El Tesoro stock asks.
◆ CONDITION NOTES
The listing reads executive-spec from its era: master with walk-in closet and jacuzzi, service bedroom with bath, integral kitchen, balcony plus terrace, duplex layout. That spec pattern usually dates the build to the late 90s or 2000s, and at 43% below the band midpoint the honest assumption is that the finishes date with it. Duplexes hide wear on stairs and double-height details; walk both levels before pricing the refresh.
// SIMILAR IN ZONE
Other units in EL TESORO.
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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.
View original on Finca Raíz ↗Curated July 8, 2026 · ID #b70260de · v0.42