Section 01
City identity
- What draws Airbnb guests
- Cartagena's allure springs from its well-preserved colonial architecture, Caribbean beaches, and vibrant nightlife. These draw in both leisure travelers and history buffs, contributing to robust tourism activity year-round.
- Why this city, not the next one
- Visitors choose Cartagena over nearby Santa Marta due to its rich heritage sites, such as the Castillo San Felipe de Barajas, and a more dynamic urban experience contrasted with Santa Marta's quieter beach focus.
- Primary tourism type
- Cartagena is a mixed-use tourism destination with strong pillars in both cultural heritage due to its walled city and leisure, particularly beach tourism.
- How tourism has shifted
- Tourism arrivals in Cartagena have seen steady growth over the last decade, with notable spikes during major festivals. Despite slight dips due to global circumstances, the long-term trend continues upwards, especially with increased international flights and cruise stopovers.
Section 02
Who visits — and what they want
Cartagena attracts international tourists primarily from Europe and North America, alongside a strong domestic holiday crowd. Visitors range from young couples and solo travelers exploring its historical sites to families enjoying the beaches.
- Typical stay length
- Typical stays range from 3 to 5 nights for leisure travelers, whereas business guests may book shorter stays.
- Top source nationalities
- United StatesCanadaSpainUnited Kingdom
- Most-valued amenities
- Air conditioningWi-FiProximity to historic sitesBeachfront access
Section 03
What drives bookings
Highest-converting attractions
- Castillo San Felipe de Barajas
Nearby properties can command premium rates due to high tourist footfall.
- Rosario Islands
Tours boost occupancy in nearby accommodations particularly for guests interested in marine activities.
- Getsemaní neighborhood
Frequented by younger, culturally-inclined travelers preferring boutique stays.
- Bocagrande
This beach area prompts higher demand for ocean-facing apartments, especially during the December to March period.
High-traffic neighborhoods
Annual events that move occupancy
- Cartagena Film Festival· March
The event attracts filmmakers and audiences, boosting occupancy and rates significantly.
- Independence Day celebrations· November
A citywide celebration filling hotels and apartments as locals and tourists flock to the festivities.
- Hay Festival Cartagena· January
Draws an intellectual crowd, who prefer accommodations in the historic city center.
- Sporting events, trade fairs, conferences
- The Cartagena International Music Festival in January heightens occupancy significantly, as it attracts both domestic and international music enthusiasts.
Section 04
Month-by-month seasonality
January
highBuoyed by the Cartagena International Music Festival and post-New Year vacations.
February
mediumSlight drop in tourist numbers post-holiday, but valentines events maintain interest.
March
highCartagena Film Festival attracts international guests alongside the usual tourist flow.
April
mediumHoly Week increases domestic tourism, particularly family groups.
May
lowTransition to the wet season and off-peak tourism.
June
lowRains and the beginning of the low season.
July
mediumSummer vacations start to attract South American visitors.
August
mediumContinuing summer holiday period for local tourists.
September
lowConsidered part of the critical low season with heavy rainfall.
October
lowContinuing low season with quieter streets and reduced rates.
November
mediumIndependence Day celebrations increase demand.
December
peakHigh tourist influx for Christmas and New Year holidays.
- Best months for occupancy
- December to March.
- Best months for pricing
- December to March; significant spikes in ADR during major festivals.
- Weakest months
- May to October, attributed to the wet season.
- Shoulder seasons
- April and November, where demand picks up but rates are still moderate.
- Weather impact
- Caribbean climate leads to wet and dry seasons, with heavy rains from May to October impacting occupancy.
- School holiday impact
- July-August and December see increased family travel due to school breaks, stabilizing occupancy during less festive months.
Section 05
Short-term rental regulations
Regulations in Cartagena are evolving with increasing scrutiny from local authorities on short-term rental licenses to regulate flow and preserve the city's charm. Full compliance is crucial to avoid penalties.
- Licensing & registration
- Hosts must acquire a 'Registro Nacional de Turismo' (RNT) and comply with local zoning laws.
- Primary residence rules
- Cartagena does not enforce a primary residence rule; however, proof of ownership and compliance with RNT is mandatory.
- Zoning / building rules
- Zoning laws restrict short-term rental operations in residential areas without proper permits.
- Tax obligations
- Tourism taxes apply, and hosts are expected to collect IVA (value-added tax) from guests and remit it.
- Compliance challenges
- Obtaining the RNT is cumbersome for new hosts without local access and engaging with multiple bureaucratic layers can lead to delays.
- Recent legal changes
- Further regulations are being discussed to balance local housing needs against tourist demands, which may tighten registration requirements.
- Future regulatory risks
- Increased regulation could limit the growth of short-term rentals, particularly in areas under cultural heritage protections.
Section 06
Neighborhood breakdown
10 neighborhoods relevant to short-term rental in Cartagena. Each entry sketches the typical guest, property type, rates and 12–36 month outlook.
Walled City (Ciudad Amurallada)
- Who stays
- Attracts history enthusiasts and luxury travelers interested in staying amid colonial architecture.
- Best property type
- Colonial-style luxury apartments.
- Typical ADR
- ₱350,000 – ₱500,000
- Typical occupancy
- 70–85%
- Advantages
- Central location with proximity to major attractions, shopping facilities, and historical landmarks.
- Disadvantages
- Higher maintenance costs due to regulations protecting historical structures.
- Investor appeal
- High ADR and occupancy rates make it appealing for luxury investments.
- Guest appeal
- Appealing for its quaint streets, history, and premium dining options, all within walking distance.
12–36 month outlook
Potential for increased preservation grants may enhance property values.
Bocagrande
- Who stays
- Ideal for travelers seeking a beachfront experience, particularly families and honeymooners.
- Best property type
- High-rise beachfront condos.
- Typical ADR
- ₱300,000 – ₱450,000
- Typical occupancy
- 65–80%
- Advantages
- Beach accessibility with modern amenities and skyline views.
- Disadvantages
- High competition and seasonal market fluctuations impact steady income.
- Investor appeal
- Consistent demand for beach access keeps this area highly desirable.
- Guest appeal
- Proximity to beaches, dining, and shopping caters well to leisure travelers.
12–36 month outlook
Ongoing development enhances appeal but requires keen competition monitoring.
Getsemaní
- Who stays
- Attracts younger travelers and backpackers intrigued by cultural vibrancy and nightlife.
- Best property type
- Boutique hostels and budget apartments.
- Typical ADR
- ₱150,000 – ₱250,000
- Typical occupancy
- 75–90%
- Advantages
- Energetic atmosphere with nightlife and cultural activities appealing to young tourists.
- Disadvantages
- Noise disturbances from nightlife, maintaining vagrancy control.
- Investor appeal
- High occupancy in budget segments due to its trendy status.
- Guest appeal
- Culturally rich with murals and local music scenes, vibrant nightlife options.
12–36 month outlook
Regentrification is leveling property prices upward, increasing investor interest.
El Laguito
- Who stays
- Preferred by families and long-stay travelers looking for an extended beach holiday.
- Best property type
- Family-sized apartments and serviced residences.
- Typical ADR
- ₱200,000 – ₱300,000
- Typical occupancy
- 60–75%
- Advantages
- Peaceful with a family-friendly environment and good beach access.
- Disadvantages
- Fewer cultural attractions compared to central areas.
- Investor appeal
- Stable family travel ROI and upcoming enhancements to water sports facilities.
- Guest appeal
- Quiet beaches and family-oriented attractions encourage longer stays.
12–36 month outlook
Planned urban beach renewal projects promise enhanced tourism amenities.
La Boquilla
- Who stays
- Mainly attracts wealthy tourists seeking exclusivity and tranquil beach experiences.
- Best property type
- Luxury villas and seaside apartments.
- Typical ADR
- ₱400,000 – ₱650,000
- Typical occupancy
- 55–70%
- Advantages
- Secluded beaches and premium properties appeal to privacy-seekers.
- Disadvantages
- Far from central Cartagena, requiring transport for major attractions.
- Investor appeal
- High potential for upscale tourism growth amidst improving infrastructure.
- Guest appeal
- Pristine beaches and luxury accommodations prioritize relaxation and exclusivity.
12–36 month outlook
Tourism infrastructure upgrades are beginning to increase accessibility and appeal.
Crespo
- Who stays
- Attractive to visitors looking for convenient access to the airport and less crowded beaches.
- Best property type
- Mid-range hotels and apartments.
- Typical ADR
- ₱200,000 – ₱320,000
- Typical occupancy
- 60–75%
- Advantages
- Proximity to the Rafael Núñez International Airport simplifies logistics for travelers.
- Disadvantages
- Limited nightlife and shopping compared to other areas.
- Investor appeal
- Increasingly popular due to airport access and expanding local services.
- Guest appeal
- Convenience for arrivals and departures, quieter beach settings compared to central points.
12–36 month outlook
Infrastructure improvements are predicted to boost its profile as a more prominent tourist area.
Manga
- Who stays
- Choice of business travelers and visitors interested in a quieter stay close to the marina.
- Best property type
- Serviced apartments and medium to upmarket houses.
- Typical ADR
- ₱220,000 – ₱350,000
- Typical occupancy
- 55–70%
- Advantages
- Walking-friendly with marina views, close to commercial district.
- Disadvantages
- Less lively than central areas, fewer attractions.
- Investor appeal
- Emerging area with public parking projects boosting attractiveness.
- Guest appeal
- Appealing mix of seclusion with accessibility to business hubs.
12–36 month outlook
Enhancements in shopping and dining infrastructures expected to raise attractiveness.
Alto Bosque
- Who stays
- Preferred by locals and longer-term visitors seeking affordability and fewer tourists.
- Best property type
- Budget apartments and family homes.
- Typical ADR
- ₱100,000 – ₱180,000
- Typical occupancy
- 55–65%
- Advantages
- Affordable and closer to residential amenities, appealing for long stays.
- Disadvantages
- Lacks beach attraction and is further from historical sites.
- Investor appeal
- Potential for budget investments with lower entry costs than other areas.
- Guest appeal
- Offers a more authentic, local living experience at a lower cost.
12–36 month outlook
Community-led tourism initiatives could enhance growth prospects.
Castillogrande
- Who stays
- Draws upscale vacationers looking for exclusive beachfront stays near Bocagrande without the hustle.
- Best property type
- Luxury condos and penthouses.
- Typical ADR
- ₱420,000 – ₱600,000
- Typical occupancy
- 65–78%
- Advantages
- Upscale area with private beaches and reduced tourist congestion.
- Disadvantages
- High entry price for investors seeking immediate returns.
- Investor appeal
- Prominent luxury market with opportunity for upper-class traveler segmentation.
- Guest appeal
- Preferred for secluded yet quality beach access and luxury accommodations.
12–36 month outlook
Increased private developments continue to attract interest from high-net-worth individuals.
El Cabrero
- Who stays
- Popular among artistic types and culture seekers who enjoy history and art vicinity.
- Best property type
- Arts-focused boutique lodgings and unique townhouses.
- Typical ADR
- ₱180,000 – ₱280,000
- Typical occupancy
- 60–70%
- Advantages
- Proximity to historic zones and creative spaces.
- Disadvantages
- Limited nightlife options.
- Investor appeal
- Art area poised for growth as creative tourism captures more market share.
- Guest appeal
- Historic background and access to art spaces create unique experiences.
12–36 month outlook
Expected growth in artistic residencies and cultural festivals enriches its presence.
Section 07
Market performance
City-wide ADR
₱250,000
Occupancy
65–75%
Typical annual revenue
₱60 million
- Revenue across neighborhoods
- Walled City leads in revenue per unit due to luxury positioning, while budget areas like Getsemaní hold steady with volume.
- Revenue across property types
- Accommodation in Bocagrande and beachfront condos yield high returns; studios in Getsemaní are profitable with high turnover.
- Most profitable categories
- Luxury apartments in historical and beachfront districts provide robust returns, especially highlighted during event seasons.
- Oversupplied categories
- Standard hotel rooms and lower-end serviced apartments in concentrated tourist regions like Bocagrande face stiff competition, reducing yield potential.
Section 08
Competition
- Overall intensity
- Moderate to high due to the constant influx of tourists and balanced sharing economy growth.
- Active listings
- Around 4,500 active listings at any given time in the city.
- Luxury segment
- Strong demand, particularly at premium beachfront sites and historical apartments, exceeds supply.
- Budget segment
- Fiercely competitive, driven by the influx of young travelers and backpackers seeking economical stays.
Underserved niches
- Pet-friendly accommodations
- Eco-friendly lodgings
- Boutique experiences in non-central areas
Section 09
Local operating costs
- Cleaning
- Approximately ₱50,000 per turnover, contingent on property size and location.
- Laundry
- Ranges from ₱20,000 to ₱35,000 monthly depending on the frequency of guest turnover.
- Utilities
- Variable, averaging ₱15,000 – ₱25,000 monthly, influenced by air conditioning use.
- Internet
- Typically between ₱5,000 and ₱10,000 monthly for high-speed connections, essential for business and digital nomads.
- Property management
- Usually a percentage of gross revenue, around 15–20%, higher in luxury markets.
- Maintenance
- Estimated at ₱5,000 monthly, more for older or heritage properties.
- Insurance
- Comprehensive plans start from ₱10,000, essential to account for theft and property damage.
Section 10
What local guests expect
- Parking
- Essential for properties in areas such as Manga, where guests often rent cars.
- Air conditioning
- Non-negotiable due to Cartagena's hot climate, particularly in high-end properties.
- Heating
- Generally unnecessary due to the city's warm weather year-round.
- Public transport access
- Proximity to bus lines is advantageous for budget travelers, though often supplemented by taxis.
- Workspace
- Increasingly important, particularly in the Walled City, for remote workers.
- Balcony
- Desirable for leisure guests, providing views in coastal properties especially.
- Pool
- Popular in higher-end listings and resort-style accommodations, raising demand potential.
- Family amenities
- Crucial for properties marketed to families, such as those in El Laguito and Bocagrande.
- Luxury expectations
- High, particularly in the Walled City and Castillogrande, where premium fittings and services are expected.
Section 11
Transport & connectivity
- Airport impact
- Rafael Núñez International Airport serves as the key gateway, situated just 15 minutes from city center, boosting neighborhoods like Crespo and El Cabrero.
- Rail
- Minimal as Cartagena lacks significant rail infrastructure; however, proximity to major roadways is advantageous.
- Public transit quality
- Moderate, relying heavily on buses and taxis, limiting accessibility in less central neighborhoods.
- Walkability
- Historic districts like the Walled City and Getsemaní have high walkability, enhancing guest convenience.
- Car dependency
- In areas like El Laguito and La Boquilla, car rentals remain popular for exploring extended coastal areas.
- Future infrastructure
- The expansion of the Cartagena Transport Integrated System (SIT) promises improved connectivity, particularly aiding less accessible areas.
Section 12
Investment angle
- Best neighborhoods for investors
- Walled CityBocagrandeGetsemaní
- Fastest-growing
- GetsemaníCrespoManga
- Luxury opportunities
- Walled City and Castillogrande for upscale rentals with historical allure or beachfront luxury.
- Budget opportunities
- Crespo and Alto Bosque offer budget-friendly options with room for market growth.
- Key risks
- Regulatory changes, particularly those seeking to limit development in heritage sites and rising operational costs, should be carefully monitored.
Section 13
Local risks
- Noise & community
- High tourist influx in the Walled City and Getsemaní can clash with community expectations, requiring careful guest management.
- Tourist taxes
- The city imposes a tourism tax, impacting initial pricing competitiveness.
- Housing shortage debate
- Strains on local housing availability have sparked discussions about further regulatory actions on short-term rentals.
- Regulatory uncertainty
- Constant regulatory changes can surprise uninformed investors.
- Crime considerations
- Petty crime concerns exist, mandating higher security measures by hosts.
- Environmental risks
- Flooding during intense rain events can affect the waterlogged areas, mainly impacting basements and foundation structures.
- Seasonality risks
- Prolonged offsets during the wet season may extend vacancies unnecessarily, affecting cash flow planning.
Section 14
Future outlook
- Tourism forecast
- Bright prospects as Cartagena continues to be a favored Caribbean destination with increasing cruise ship arrivals and direct flights resuming.
Infrastructure projects in the pipeline
- Cartagena Urban Transportation Project· ETA 2025
Expected to vastly improve accessibility to key neighborhoods, supporting smoother tourist transit.
- Seaside Expansion in La Boquilla· ETA 2024
Anticipated to stimulate tourism interest and premium accommodation demand.
- Major developments
- Expansion of high-end resorts and dining experiences increase competition and heterogeneity in lodging choices.
- Upcoming regulations
- Potential for increased local taxation and registration requirements for short-term rental hosts remains under discussion.
- Economic factors
- Exchange rate fluctuations and inflation, alongside fluctuating tourism dynamics, impact cost structures and pricing.
Section 15
Cartagena as a mixed destination
Cultural Heritage Tourism Insights
Cartagena's status as a cultural heritage site attracts history enthusiasts, academic conferences, and cultural festivals year-round. The Walled City, a UNESCO World Heritage site, serves as the primary attraction, with its mix of colonial architecture and historic landmarks such as the Castillo San Felipe de Barajas. This region consistently attracts high-value cultural travelers who are willing to pay a premium for locations within walking distance of these attractions. Hosts who furnish properties with vintage or cultural decor often find favor with this demographic, especially when also offering thematic stays that tell a story about Cartagena's rich past.
Beach Tourism and Leisure Opportunities
Cartagena's Caribbean coastline is a major draw for tourists looking to enjoy beachside relaxation and water sports. Bocagrande and La Boquilla are prominent beach hubs offering modern amenities, easily catering to families and luxury travelers. Strategic property investments in these areas during the December to March peak season can yield high returns. For hosts, ensuring their listings highlight beach access, ocean views, and proximity to water sports facilities can significantly enhance appeal. Seasonal adjustments in pricing and special packages, like snorkeling tours or beach equipment rentals, can optimize bookings.
Gastronomic and Nightlife Appeal
The culinary scene in Cartagena, particularly in areas like Getsemaní and the Walled City, enriches its tourism offerings beyond traditional sightseeing. Food festivals and diverse dining experiences, ranging from street food to fine dining, draw food enthusiasts from across the globe. Similarly, a vibrant nightlife capitalizes on the influx of younger tourists and provides significant income opportunities for Airbnb hosts. Nightlife venues in areas like Getsemaní are a major selling point, and properties near these spots, while potentially dealing with noise issues, often attract high occupancy rates. Hosts can capitalize on this by offering tailored experiences such as guided nightlife tours or dining recommendations.
Section 16
Cartagena-specific insights
The questions a local consultant would answer. Everything below is city-specific — none of it would apply to a neighbouring market.
Why is the Walled City a popular area for Airbnb guests in Cartagena?
The Walled City offers a deeply immersive historical experience with colonial architecture and vibrant culture, attracting both domestic and international tourists seeking history intertwined with leisure.
What affects the ADR for Airbnb properties in Bocagrande?
ADR in Bocagrande is heavily influenced by proximity to the beach, views from the listings, and the season, with peak pricing during December to March when beach tourism is at its highest.
How do local festivals impact Airbnb occupancy in Cartagena?
Notable festivals like the Cartagena Film Festival and the Hay Festival Cartagena significantly boost occupancy rates due to influxes of visitors specifically attending these cultural events.
Why do many tourists prefer Getsemaní for their stay?
Getsemaní is known for its vibrant street art, lively music scene, and hip cultural vibe, drawing in younger travelers and those looking for cultural immersion away from more traditional tourist areas.
Which months are considered off-peak for Airbnb bookings in Cartagena and why?
May to October are considered off-peak due to the wet season, which typically leads to fewer tourists and thus lower occupancy rates.
How does the proximity to Rafael Núñez International Airport affect Airbnb success in Crespo?
Crespo's closeness to Rafael Núñez Airport makes it ideal for tourists seeking convenience, as it reduces travel time upon arrival, enhancing guest interest especially for short stays.
Are there specific amenities Cartagena Airbnb guests value highly?
Guests highly value air conditioning due to the warm, humid climate, along with reliable Wi-Fi and proximity to beaches and historic sites.
What are the prospects for Airbnb hosts in La Boquilla?
La Boquilla's exclusive beaches and luxury accommodations attract high-spending tourists, but accessibility improvements are necessary to fully realize this area's potential.
Why is Manga considered a strategic location for business travelers?
Manga combines tranquil residential vibes with proximity to central business districts and the marina, offering convenience and a serene environment.
What makes the Airbnb market competitive in Bocagrande?
Bocagrande's popularity leads to high supply, requiring strategic pricing and unique value offerings to stand out during peak seasons.
To what extent do local regulations affect Airbnb operations in the Walled City?
The Walled City's heritage protection status implies hosts need to navigate stricter compliance and preservation guidelines, with potential limitations on property modifications.
How does cultural appeal strengthen investment opportunities in Getsemaní?
Getsemaní's cultural cachet and growing reputation as a creative hub are making it an attractive area for investment, driven by its appeal among a culturally savvy clientele.
What are the expectations for growth in the tourist market of Castillogrande?
Upmarket development in Castillogrande is leveraging private amenities and exclusive settings to draw high-net-worth guests, indicating strong growth prospects.
Why is public transport development crucial for Cartagena's Airbnb market?
Enhanced public transportation increases neighborhood accessibility, making less central areas more viable for investment and tourism, spreading economic benefits citywide.
How can Airbnb hosts mitigate risks during Cartagena's rainy season?
Effective risk management includes ensuring properties are weatherproofed and communicating clearly with guests about transportation and activities suitable in challenging weather conditions.
What are the ongoing challenges with regulatory compliance for new Airbnb hosts?
New hosts face challenges in obtaining the RNT and other permits, often needing local legal assistance to navigate the bureaucratic landscape efficiently.
How important is it for hosts in Cartagena to offer Wi-Fi?
With a growing number of digital nomads and business travelers in Cartagena, offering high-speed Wi-Fi is crucial for accommodating guests' professional needs.
What trends are influencing Cartagena's Airbnb market in terms of property types?
There is a rising demand for unique and experiential stays, such as those in heritage buildings and artistically themed lodgings, catering to niche markets.
What environmental risks should Airbnb hosts in Cartagena be prepared for?
Hosts should prepare for potential flooding during the rainy season and ensure proper drainage and waterproofing of lower-level structures.
What drives tourist preferences to stay in Crespo over Bocagrande?
Crespo attracts those preferring close airport access and a quieter atmosphere, whereas Bocagrande appeals more to those looking for dynamic beachside experiences.
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