Rental increase 2026: How much up? Maximum 5.10% (calculator and monitor)
Machine-assisted English version of the Spanish original by Aptología. All figures are locked to the original (numbers are copied, not re-translated); if in doubt, the Spanish original prevails.
In 2026 the urban housing rental in Colombia may rise by a maximum of 5.10%, which is inflation (CPI) of 2025 published by DANE on 8 January of 2026 (DANE), This is set out in article 20 of the 820 Act of 2003: a $1,000,000 rental may be up to $1,051,000, and only when 12 months from the last readjustment are fulfilled.
Summary: The top of the rental adjustment is the previous year's PCI, not the increase in the minimum wage (23% by 2026). Since 2016, a rent that always increased the legal ceiling grew 85%; if it had increased as the minimum wage, it would have grown 172%.
Updated: 9 October of 2026 · Next update: 8 January 2027, with the December 2026 IPC.
The figure: 5.10%
| Data | Value | Source |
|---|---|---|
| Legal adjustment of rental of housing in 2026 | 5.10% | Annual CPI to December 2025, DANE + Law 820, art. 20 |
| Tope at 2025 | 5.20% | IPC 2024, DANE |
| Tallest of the series (2011 - 2026) | 13.12% (in 2023) | IPC 2022, DANE |
| Increase in minimum wage 2026 | 23% ($1,423,500 → $1,750,905) | Decree 1469 of 2025ratified by Decree 159 of 2026 |
| Annual change in "effective rental" in the IPC, Dec. 2025 | 5.31% | IPC Bulletin Dec. 2025, DANE |
How is it calculated (formula)
- Take your current rental (e.g. $1,500,000).
- Multiplicate it by the previous year's CPI in decimal: 1,500,000 × 0.051 = $76,500 maximum increase.
- New maximum rental: 1,500,000 × 1.051 = $1,576,500,
Rules of Law 820 of 2003 (text): - Article 20 each 12 month of contract performance at the same price, the lessor may raise the rent to 100% of the previous calendar year's CPI. It is not automatic in January: it applies on the anniversary of the contract or the last readjustment, and should be notified to the tenant. - Article 18 the monthly rental cannot exceed 1% of the commercial value of the property. - The increase can be less or zero; never greater. The rule is for urban housing; commercial premises are governed by the terms of the contract.
Historical: the end of each year (2011 - 2026)
| Year of recosting | Tope (PCI previous year) | Increase in minimum wage |
|---|---|---|
| 2016 | 6.77% | 7.00% |
| 2017 | 5.75% | 7.00% |
| 2018 | 4.09% | 5.90% |
| 2019 | 3.18% | 6.00% |
| 2020 | 3.80% | 6.00% |
| 2021 | 1.61% | 3.50% |
| 2022 | 5.62% | 10.07% |
| 2023 | 13.12% | 16.00% |
| 2024 | 9.28% | 12.07% |
| 2025 | 5.20% | 9.50% |
| 2026 | 5.10% | 23.00% |
Complete series from 2011 in datos.csv. The increase in the minimum wage is calculated with the pesos of each decree.
Finding: rental of a tenant with a contract in force increases less than the minimum wage
In the 16 years of the series (2011 - 2026), the increase in the minimum wage was higher than the legal ceiling of the rent each year. 2016 was the year more equal (7.00% compared to 6.77%). In 2026 the gap is the largest in the series: 23% versus 5.10%.
hypothetical scenario with a $1,000,000 rent in 2015: - If each year the legal ceiling went up: $1,846,344 in 2026. - If it had risen as the minimum wage: $2,717,385 in 2026, i.e. $871,041 plus a month,
Eye: this applies within a contract. The price you ask for a new apartment on the market has no legal ceiling, so this scenario does not say how much market rental went up.
Monitor 2027: How much could rent up next year?
The ceiling of 2027 shall be the PCI of December 2026, which the DANE publishes towards 8 January 2027. Today there is a partial fact: to September of 2026, annual inflation was 6.29% and that of the year running 5.74% (Annex DANE, sect. 2026). In the same month, the actual rent increased 5.12% annually. This is not the top of 2027: is only an indication that it could be above 5.10% today. We update this monitor every month.
With data from Aptology: how much is the weight cap on the typical rental of each city
Prices ordered, not closing. The Aptology figures are medium of the price requested in the announcements published on 5 October of 2026, not what is finally paid or signed.
We apply the cap of 5.10% to the median of the price ordered in the ads of apartments for rent that Aptology recorded on 5 October of 2026 (open data). It is an illustrative reference, not the rent paid by tenants under contract.
| City | Live announcements | Median requested (Aptology) | Maximum increase 5.10% | Maximum rental |
|---|---|---|---|---|
| Medellin | 144,045 | $4,100,000 | $209,100 | $4,309,100 |
| Bogotá | 86,200 | $2,800,000 | $142,800 | $2,942,800 |
| Cali | 17,593 | $1,600,000 | $81,600 | $1,681,600 |
| Rionegro | 14,873 | $2,500,000 | $127,500 | $2,627,500 |
| Barranquilla | 8,015 | $2,600,000 | $132,600 | $2,732,600 |
| Bucaramanga | 7,026 | $1,850,000 | $94,350 | $1,944,350 |
| Cucutta | 4,337 | $1,300,000 | $66,300 | $1,366,300 |
| Cartagena | 3,590 | $3,600,000 | $183,600 | $3,783,600 |
Methodology
- Public data (DANE): annual change of the total CPI at December of each year (Annex of variations 2003 - 2025). Annual change in the subclass 04130100 "Actual rental" of the December 2024 and 2025 Annexes and September 2026 Annex for the monitor.
- Public data (decrees): Minimum monthly wage for each year according to the minimum wage decrees. The 2026 leaves the Decrees 1469 of 2025 and 159 of 2026.
- Legal rule: year A = annual CPI to December of year A- 1 (Law 820, art. 20).
- Aptology data: average price per city (live apartment ads, photo of 2026 - 10 - 05). It's only used on the weight table by city.
- hypothetical scenario: $1,000,000 in 2015, to which it is applied each year, from 2016, the ceiling or increase of the minimum wage.
- Update:
updatedownload the latest DANE annex and regeneratedatos.csv.calculator / ipc _ per _ anio.jsonand the charts.
Limitations
- The cap is legal, not a market data. It doesn't measure how much new contract rentals go up.
- DANE's "actual rental" is only included here for 2024 and 2025 (verified annexes). The previous years are pending.
- The minimum wage of 2026 was fixed on a temporary basis by Decree 159 of 2026, while the Council of State decides.
- The medium Aptology are prices ordered in ads, not closed prices, and Medellín includes a wide range of high value ads.
- This is not legal advice.
Frequently asked questions
How much does the rent increase by 2026? Maximum 5.10%, which was the PCI of 2025 according to DANE. In a $1,000,000 rental is $51,000 more.
Does the rent go up with the minimum wage? No. The cap is the previous year's CPI (Law 820, art. 20). The minimum wage increased 23% by 2026, but that does not change the housing rental ceiling.
Since when can I get my rent up? Since 12 months of the contract or last readjustment, not automatically in January, and with announcement to the tenant.
How much does a commercial place rent up in 2026? The CPC ceiling of the Act 820 applies to urban housing. In a commercial place he sends what was agreed in the contract, which often also uses the IPC as a reference.
How much will the rent go up in 2027? It shall be known on 8 January 2027 when DANE publishes the December 2026 IPC. As at September 2026, annual inflation was 6.29%.
Can I get more of the IPC if the owner made improvements? Article 20 of the 820 Act of 2003 sets the adjustment ceiling at 100% of the previous year's CPI for urban housing and provides no exception for improvements. In a particular case, a legal consultation should be made.
Search demand
Trends (2026 - 10 - 09): 'increase in rent' (12 on average in 5 years) exceeds' increase in rent '(8) and' increase in rent '(2). That's why the main query goes to 'increase rent 2026'. The peak is in January, with the DANE's IPC, and December is the second month. Comparison: Google Trends. They're relative values, no absolute volumes. Google's self-completed, consulted on the same day, is on meta.json.
How to quote
Pinzón Pineda, D. M. (2026). Rental increase 2026: How much up? Maximum 5.10% (calculator and monitor). Aptology. With data from DANE (IPC) and Decrees 1469 of 2025 and 159 of 2026. https://www.aptologia.com/estudios/cuanto-sube-el-alquiler. Data: datos.csv, CC BY license 4. 0.
Sources and data
- Original study (Spanish): Incremento del arriendo 2026: ¿cuánto sube? Máximo 5,10 % (calculadora y monitor)
- GitHub (CSV, PDF): https://github.com/elbroker/aptologia-datos/tree/main/estudios/cuanto-sube-el-arriendo
- Hugging Face: https://huggingface.co/datasets/aptologia/cuanto-sube-el-arriendo-colombia-2026
More questions
- How much does the rent increase by 2026?
- Does the rent go up with the minimum wage?
- Since when can I get my rent up?
- How much does a commercial place rent up in 2026?
- How much will the rent go up in 2027?
- Can I get more of the IPC if the owner made improvements?
- What does the study “Rental increase 2026: How much up? Maximum 5.10% (calculator and monitor)” show?