Venezuela's Real Estate Market 2026: Real Prices by City and Zone
What the 1,446 apartments listed for sale on Propiedash show about asking prices by city and by zone in Venezuela, and what cannot yet be claimed from public data.
The Market in Numbers
Start with what can actually be counted. There are 1,446 apartments listed for sale on Propiedash today with a public price and floor area. This is how they split across the cities with at least 15 listings:
| City | Sale listings | Median USD/m² |
|---|---|---|
| Caracas | 980 | $1,551 |
| Maracaibo | 149 | $653 |
| Valencia | 53 | $888 |
| Barquisimeto | 40 | $737 |
| Maracay | 36 | $844 |
| Naguanagua | 23 | $867 |
| Porlamar | 18 | $1,003 |
| San Diego | 15 | $839 |
Two warnings before going further. First: this is published inventory, not closed transactions. How many of these properties sell, and at what final price, is something nobody publishes in Venezuela, ourselves included. Second: the concentration in Caracas belongs to the platform as much as to the country, so the figures for other cities rest on small samples and move easily.
Prices in USD
The national median for an apartment listed for sale is $1,259 per square metre. The median full asking price is $195,000 for a 140 m² apartment. In Caracas the median per square metre rises to $1,551.
The interesting thing about Caracas is not the median, it is the spread. The highest-priced zones ask well above the citywide figure:
| Zone | Listings | Median USD/m² |
|---|---|---|
| Las Mercedes | 34 | $4,458 |
| La Castellana | 83 | $4,200 |
| Campo Alegre | 34 | $3,543 |
| Altamira | 73 | $2,969 |
| Los Palos Grandes | 27 | $2,054 |
| Colinas de Bello Monte | 35 | $1,250 |
| El Marqués | 27 | $875 |
From $875 to $4,458 inside the same city, in the same month. Any figure for "the price per square metre in Caracas" that does not name the zone is of no use in a decision. The full 16-zone breakdown is in what apartments ask per square metre in Caracas.
There is a detail that gets overlooked and that invalidates a good share of the comparisons made with these figures: price per square metre also depends on size. The median apartment listed in Altamira is 500 m² at a median asking price of $1,440,000; the median in Las Mercedes is 123 m². Comparing those two medians does not compare zones, it compares two different inventories.
Where the Inventory Is
East Caracas. Altamira, La Castellana, Campo Alegre and Los Palos Grandes hold the city's most expensive inventory: 217 of the 980 listings, all with medians above the Caracas figure.
Maracaibo. Second by volume with 149 listings, and the cheapest of the large markets at $653 per square metre, less than half of Caracas. Worth repeating that this is what is asked, not what is paid, and that the liquidity of the two markets is not comparable.
Valencia and its metro area. Valencia, Naguanagua and San Diego together hold 91 listings with medians between $839 and $888, a consistent step below Caracas.
On other markets that get talked about a great deal we have no basis for an opinion. Puerto Ordaz does not appear in our sale inventory at all and Ciudad Guayana appears with a single listing, so any claim from us about the Arco Minero's effect on those markets would be invention, not analysis. The same applies to trends: talking about growth requires a time series, and this is a single snapshot.
Rental Yields
With 426 apartments listed for rent a gross yield can be estimated, as long as units of similar size are compared. For apartments of 80 to 180 m² in Caracas, a median rent of $1,800 a month against a median asking price of $180,000 implies 12.0% gross a year in USD.
That is a yield implied between asking prices, not a realised return, and it is gross: costs take two to four points off it. The full calculation, with a real worked example and why we do not publish a yield table by zone, is in how to calculate the return on a rental.
What This Means for Investors
What still makes Venezuela attractive to anyone looking for dollar-denominated assets is the entry price: prices are asked, negotiated and paid in dollars, and a national median of $1,259 per square metre is low against almost any capital in the region. The risk is not in the price, it is in everything else. The key is to focus on:
The first three are not details. A building with no generator and no well rents worse and sells worse, and that difference appears in no zone median.
Conclusion
Venezuela remains a market of opportunity for the informed investor, and "informed" here means something concrete: look at zone and floor area together, distrust any figure without a source and a date, and verify the documentation before the price. Our buying guide has the list of documents to review before you sign.
About the data: figures come from active apartment listings published on Propiedash as of 26 August 2026: 1,446 sale listings nationally (980 in Caracas) and 426 rental listings (336 in Caracas). Listings without a public price or floor area are excluded, as are cases whose price per square metre falls outside $100 to $15,000 for sales or $1 to $60 monthly for rentals, which are data-entry errors. These are asking prices, not closed transactions, and we hold no transaction data. Only cities and zones with at least 15 listings are published. The listing counts are a headcount at the instant the snapshot was taken and shift from one day to the next as inventory enters and leaves; the medians, computed over hundreds of listings, are far more stable. Treat these figures as a snapshot of August 2026, not as a time series.
Propiedash
Propiedash Team