Medellín

Fincaraíz results on 29 September 2026, first page, three-bedroom apartments. Medians of the visible listings. El Poblado (comuna 14), 21 listings: 6.9 million pesos a month, range from 3.2 to 24 million, half of the listings within 5–8 million, median area 135 m², 14 of 21 listings in stratum 6, the rest in 4–5. Laureles-Estadio (comuna 11), 18 listings: 4.5 million, from 3 to 7.6 million, 112 m², almost all stratum 5. Envigado (a separate municipality to the south of Medellín), 20 listings: 4.5 million, from 2.5 to 9.65 million, 96 m², strata 3–5. Belén (comuna 16), 16 listings: 3.1 million, from 2.25 to 8.5 million, 75 m², strata 4–5. Sabaneta, 21 listings: 3.3 million, from 1.9 to 5 million, 79 m², mostly stratum 4. At 3,301 pesos per dollar the medians come to roughly $940–2,090. These are asking prices: the first page is sorted by popularity and includes promoted listings. In some listings the building maintenance fee (cuota de administración) is charged on top of the price. The Belén results mix in neighboring districts (Laureles, San Javier, Itagüí), and the Laureles results mix in Belén; we removed such listings from the count.

Fincaraíz results on 29 September 2026, three-bedroom apartments for sale, first page. Only listings with a stated stratum were counted, that is, resale housing; new builds from developers come without a stratum and with a “from” price, and we removed them. El Poblado, 16 listings: median 872.5 million pesos, half within 807 million – 1.27 billion, range from 520 million to 3.5 billion, median area 121 m², about 8.9 million per m². Envigado, 18 listings: 920 million, from 330 million to 1.65 billion, 107.5 m², about 8.1 million per m². Laureles, only 10 listings in the district itself: 725 million, from 598 million to 1.2 billion, 130 m², about 6 million per m². Sabaneta, 18 listings: 540 million, from 270 to 830 million, 71 m², about 7.1 million per m². At 3,301 pesos per dollar the medians come to roughly $164–279k. We did not find an official median of transactions for Medellín, so this is a benchmark based on sellers’ asking prices.

DANE calculates the extreme poverty line as the cost of a food basket that covers the minimum calorie requirement, per person per month, separately by city. Medellín with its metropolitan area, 2025: 240,728 pesos per person, in 2024 it was 232,233, an increase of 3.7%; for the country 236,580. For a family of four this is about 962,912 pesos, roughly $290; the multiplication by four is ours, DANE gives an example of a family of four only for large groups of cities. This is the minimum at which a family is not considered extremely poor, not a real supermarket bill. The figure is the 2025 annual average; by autumn 2026 prices are higher. The share of Medellín residents in extreme poverty in 2025 is 3.1%.

DANE monetary poverty line for Medellín with its metropolitan area, 2025: 600,972 pesos per person per month (in 2024 - 574,786, an increase of 4.6%). For a family of four this is 2,403,888 pesos, the multiplication is ours. The line includes food and minimum non-food expenses, but not private school, a car or rent in El Poblado, so this is a lower bound, not the budget of a newcomer family. The poor in Medellín in 2025 are 16.7% of residents against 22.1% in 2024 and 25.3% in 2023. The average income per household member in Medellín is 1,929,483 pesos a month (up 6.7% over the year), higher only in Bogotá; for a family of four this is about 7.7 million, also our arithmetic. For comparison with this reference: a three-bedroom in Laureles about 4.5 million, electricity and water in stratum 5 about 455k, an international school 4.3 million a month per child.

EPM tariffs for September 2026. Electricity, the “EPM networks” column: stratum 1 - 425.51 pesos per kWh within 130 kWh (the threshold for cities above 1,000 m above sea level), stratum 2 - 531.88, stratum 3 - 814.63, above 130 kWh all three pay 958.38; stratum 4 - 958.38 for the entire volume, strata 5 and 6 - 1,150.06. Water and sewerage in Medellín, bills for September 2026: stratum 4 - fixed charge 10,180.05 + 5,857.77 pesos, cubic meter 4,978.29 + 3,945.17; stratum 5 - 15,270.08 + 8,786.66 and 7,467.44 + 5,917.76; stratum 6 - 16,288.08 + 9,372.43 and 7,965.26 + 6,312.27. Strata 1–3 pay less for the first 13 m³. Our arithmetic at these rates for a household consuming 200 kWh and 15 m³ a month: stratum 3 - about 306k pesos, stratum 4 - 342k, stratum 5 - 455k, stratum 6 - 470k, that is roughly $93–142. This is not an EPM bill: the calculation does not include gas, garbage collection, municipal fees and the fixed component of 9,576 pesos, which EPM lists separately in its electricity publication. Envigado and the other municipalities of the metropolitan area have their own subsidy percentages; they are in the same EPM document.

EPM network gas tariff for Medellín and the neighboring municipalities of the Aburrá Valley (market Antioquia Integrada: Bello, Envigado, Itagüí, Sabaneta, La Estrella, Caldas, Copacabana, Girardota, Barbosa), consumption of September 2026, bills for October 2026; EPM publication of 16 September 2026 under Resolución CREG 137/2013. For housing there are no volume tiers, there is one price for the whole cubic meter: strata 3 and 4 - 3,559.88 pesos per m³ plus a fixed part of 4,389.71 pesos per bill; strata 5 and 6 - 4,271.86 per m³ plus 5,267.65 per bill. Strata 1 and 2 pay no fixed part, and for them the first 20 m³ are at a subsidized price (stratum 1 - 1,605.53, stratum 2 - 2,001.87 pesos per m³), everything above 20 m³ at 3,559.88. Stratum 3 is not subsidized for gas and pays like stratum 4. Our arithmetic for 30 m³ a month (stove and water heating): stratum 4 - 4,389.71 + 30 x 3,559.88, that is about 111k pesos ($34); stratum 6 - about 133k ($40); stratum 1 - about 68k; stratum 2 - about 76k. This is arithmetic on the published tariff, not anyone’s real bill; garbage collection, electricity, water and possible taxes are not included, and the publication does not mention VAT. The tariff is revised every month: in the tariff for the September bills (consumption of August) strata 3 and 4 paid 3,393.04 pesos per m³; over the month the price rose by about 4.9%.

EPM electricity tariff for housing, September 2026, table “Nivel I, $/kWh”, column “Propiedad EPM” (the transformer belongs to EPM). Stratum 1 - 425.51 pesos per kWh within 130 kWh, above that 958.38; stratum 2 - 531.88 and 958.38; stratum 3 - 814.63 and 958.38; stratum 4 - 958.38 for the entire volume; strata 5 and 6 - 1,150.06 for the entire volume. Subsidized consumption in Medellín is 130 kWh a month (the threshold for altitudes from 1,000 m above sea level). If the transformer is shared or belongs to the customer, prices are lower: for stratum 4 these are 926.81 and 895.23. Our arithmetic for 300 kWh a month (a family with air conditioning or a heater): stratum 1 - about 218k pesos ($66), stratum 2 - about 232k ($70), stratum 3 - about 269k ($81), stratum 4 - about 288k ($87), strata 5 and 6 - about 345k ($105). This is tariff arithmetic, not anyone’s bill: the calculation does not include the fixed component of 9,576 pesos per bill, which EPM publishes separately, and municipal fees. The tiers and an example for 200 kWh together with water are in the fact on electricity and water by stratum.

Official tariff table of The Columbus School for the 2026–27 school year: enrollment fee (matrícula, once a year in June) - 4,776,354 pesos, monthly fee from August to May - 4,298,719 pesos. Separate and optional: lunch 330,000 a month, snack and lunch 495,000, school bus across the metropolitan area 668,000 a month, to Alto de Las Palmas 602,000, to Eastern Antioquia 806,000; parents’ association fee 290,000 a year per family; mandatory sports uniform 86,000 + 65,000 + 92,000. Tuition for a year without extra services: 4,776,354 + 10 × 4,298,719 = 47.8 million pesos, about $14.5 thousand - this is our sum. Increases in private school fees in Colombia are regulated by the state: the school writes that the increase is approved by the Envigado education secretariat, and the Ministry of Education, by resolution 019805 of 30 September 2025, tied the 2026 increase to inflation of 5.10% plus surcharges by school category. We have not yet collected prices of ordinary private schools in the city.

Newsweek and Statista ranking World’s Best Hospitals 2026, Colombia section (25 February 2026): 1st place Fundación Valle del Lili in Cali (92.00%), 2nd Fundación Santa Fe de Bogotá (90.43%), 3rd Hospital Pablo Tobón Uribe in Medellín (88.46%), 8th Hospital Universitario San Vicente Fundación in Medellín (84.67%). Further, per the full list published by Coomeva: 11th Fundación Hospital San Vicente de Paúl in Rionegro, near the airport (78.95%), 17th Clínica Las Américas (76.18%), 25th Clínica Medellín (70.80%), 35th Clínica del Prado (69.30%), 36th Clínica Universitaria Bolivariana (69.29%), 41st Clínica CES (69.21%), 45th Hospital Manuel Uribe Ángel in Envigado (68.94%). This is a commercial ranking, not a state one. How to get into these clinics - through an EPS or private insurance - is a question for the country level; it is in the facts about Colombia.

Data of the city system SISC. The 2025 total as retold by Que Pasa Medallo (2 January 2026): 326 murders, 5% more than 311 in 2024, a rate of 13.13 per 100k residents; the most in comuna 10 La Candelaria, that is, the center - 72, then Manrique 33 and Aranjuez 26; in Laureles-Estadio 22, 83% more than a year earlier. A caveat: in the same article men and women among those killed add up to 344, not 326, so the figures by comunas are a rough guide. The mayor’s office in its report for 2025 (5 March 2026) gives a rate of about 12 per 100k, the lowest in 50 years. The Medellín Cómo Vamos 2025 report based on SISC data: the national average in 2024 is 25.4; as of 18 October 2025, 275 murders against 255 a year earlier, with domestic conflicts growing fastest (93 against 63), and the comunas El Poblado and Laureles-Estadio are named traditionally safe with a low rate. According to the security secretariat’s balance as of 19 September 2025 (En Otro Ángulo), in El Poblado 2 murders against 8. Thefts: according to the mayor’s office, reports of thefts from people in 2024 fell by 22%, and in 2025 as of 10 October by another 19%; 51% of residents feel the city is safe against 42% in 2023. We have not yet collected official data on natural risks, for example landslides in the rainy season.

The stratum (estrato) is shown in listings for resale housing on Fincaraíz, and EPM and the providers calculate tariffs by it. By EPM tariffs for September 2026: stratum 4 pays the full electricity price of 958.38 pesos per kWh, strata 5 and 6 - 1,150.06, that is 20% more; strata 1–3 get a discount on the first 130 kWh a month (in stratum 1 it is 425.51 pesos, in stratum 3 - 814.63). Water in Medellín: a cubic meter within 13 m³ costs 4,978.29 pesos in stratum 4, 7,467.44 in stratum 5 and 7,965.26 in stratum 6, and in stratum 1 only 1,991.32; sewerage is calculated separately by the same logic. Tigo internet: 75,900 pesos in strata 1–3 and 90,321 in strata 4–6 for the same plan. Rent based on 101 listings of three-bedroom apartments (Fincaraíz, 29 September 2026, El Poblado, Laureles, Envigado, Belén, Sabaneta, duplicates removed): the median in stratum 3 is 2.6 million pesos (9 listings), in stratum 4 - 3.3 million (36), in stratum 5 - 4.7 million (39), in stratum 6 - 7.95 million (15). Practical takeaway: when choosing an apartment, look at the stratum in the listing; your utility bill depends on it too.

Fares on the Metro de Medellín page for integrations 1–4 (metro, tram, Metrocable cable cars, Metroplús buses): profile Frecuente, that is, a personalized Cívica card - 3,820 pesos; seniors - 3,330; students - 1,600; people with disabilities - 2,720; anonymous card and single ticket - 4,400. For integrations 5–7 the price is higher: 4,570 with a personalized card and 5,150 with an anonymous one, for integration 8 - 5,320 and 5,900. According to El Espectador, from 10 January 2026 the Frecuente fare rose by 390 pesos, from 3,430 to 3,820, with an average increase of 12.1% across profiles. In dollars a ride costs about $1.2.

According to the trade publication Ladevi (4 February 2026): in 2025 José María Córdova airport handled 14,572,375 passengers, of them 10,357,942 domestic and 4,214,433 international, and 108,274 flights; in 2024 there were 13,781,543. It is the second airport in the country, located in the municipality of Rionegro about 35 km from Medellín, and after the opening of the Túnel de Oriente the travel time, according to the publication, has fallen to about 18–25 minutes. The airport is close to its capacity limit, and a second runway is being discussed. According to the airport manager in MiOriente (14 January 2026), 12 domestic and 22 international routes operate from it; Air Transat opened a flight to Canada with a stop in Cartagena. In Medellín itself there is a second airport, Olaya Herrera, operated by the same concessionaire, Airplan.

IDEAM climate table for the Olaya Herrera airport weather station inside the city. The average monthly temperature ranges from 21.1 degrees in October to 22.5 in July. The average daily minimum is from 16.5 to 17.4, the average daily maximum from 26.8 (October) to 28.3 (July). Extreme values in the same table: a minimum of 10.0 degrees in July, a maximum of 33.6 in August. Humidity 63–73%. The seasons here differ by rain, not by temperature. The IDEAM page is dated 4 October 1999 and does not name the averaging period, so these are old norms: recent years may be warmer.

According to the IDEAM table for Olaya Herrera airport, monthly precipitation totals: January 61.4 mm (12 days with rain), February 76.1 (13), March 120.6 (17), April 163.1 (21), May 199.5 (24), June 147.7 (18), July 118.9 (16), August 154 (20), September 171.7 (22), October 221 (25), November 151.1 (21), December 87.8 (15). The sum gives 1,673 mm and 224 days with rain a year - this is our sum, there is no separate annual line in the table. The rainiest month is October, the sunniest is July (203 hours of sunshine against 128 in April). The page is dated 1999, the averaging period is not specified.

Tigo (UNE EPM Telecomunicaciones) terms for Medellín and the metropolitan area (Bello, Envigado, Itagüí, Sabaneta, La Estrella, Caldas, Copacabana, Girardota, Barbosa), document of 1 January 2026: basic plan Internet 500 Megas - 75,900 pesos a month including VAT in strata 1–3 and 90,321 in strata 4–6; under a promotion from the same document, a 5% and 20% discount respectively for the first 12 months, down to 72,105 and 72,257 pesos. On the HFC cable network the plan gives 500 Mbit/s download and 15 Mbit/s upload. According to Tigo’s general terms of 30 September 2025, the same plan on GPON fiber gives an upload of up to 250 Mbit/s, and the lower plans cost 60,900 (200 Mbit/s) and 65,900 (300 Mbit/s) in strata 1–3. For remote work it is the upload that matters: which network is in the building, HFC or fiber, depends on the address, and this must be checked before signing the lease. Prices are as of January 2026; tariffs are indexed annually.