Investment
Price per square metre in Maracaibo, 2026: what each area costs
In October 2026, apartments for sale in Maracaibo, Zulia are listed at a median of 742 dollars per square metre. Houses come in around 416 dollars per square metre and retail units around 355. Along the northern side of the city, near the lake, apartments run from roughly 750 to 1,000 dollars per square metre; in the west, 400 to 650. These are asking prices, worked out from 472 unique listings on property portals.
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It is the question almost every buyer from abroad opens with: what does a square metre cost here? No outlet publishes that figure by area for Maracaibo, so I worked it out. Here it is with the method in plain view, so you know how far you can lean on it.
How these figures were worked out: on 6 October 2026 I went through the 601 Maracaibo property listings on property portals, removed duplicates and listings with obviously wrong floor areas, and kept 472 unique listings. I use the median, the middle value, because one inflated listing cannot move it. These are asking prices: the final sale price is usually somewhat lower.
Price per square metre by property type
| Type | Median per m² | Median price |
|---|---|---|
| Apartments | 742 dollars | 110,000 |
| Houses | 416 dollars | 163,500 |
| Retail units | 355 dollars | 180,000 |
| Warehouses | 190 dollars | |
| Land | 116 dollars |
Half of the apartments are listed between 496 and 966 dollars per square metre; houses between 292 and 696, and retail units between 204 and 597. Houses come out cheaper per square metre than apartments for a reason: they tend to be larger, many are older builds, and land weighs less in the price than in other cities. For the same money a house gets you more space; an apartment gets you a building, security and often a shared generator.
Apartments by number of bedrooms
| Bedrooms | Median per m² | Median price |
|---|---|---|
| 2 bedrooms | 855 dollars | 88,500 |
| 3 bedrooms | 625 dollars | 89,000 |
| 4 bedrooms | 641 dollars | 155,000 |
Worth noticing: two and three-bedroom apartments cost almost the same, yet the two-bedroom costs more per square metre. Two-bedroom units are newer on average and are the ones most in demand to rent out, and that is priced in.
Price by area
These are median asking prices for apartments by district. El Milagro is based on 21 listings, La Lago on 14 and Tierra Negra on 11; where it says pointer there are fewer than five, so treat it as a guide rather than a firm number.
| Area | Median per m² | Median price |
|---|---|---|
| El Milagro and Milagro Norte | 824 dollars | 130,000 |
| La Lago | 778 dollars | 160,000 |
| Tierra Negra | around 850, widely spread | 125,700 |
| Juana de Ávila | 915 dollars (pointer) | 130,000 |
| Zapara | 801 dollars (pointer) | 81,500 |
| Bellas Artes | 764 dollars (pointer) | 270,000 |
| La Paragua | 645 dollars (pointer) | 66,000 |
| Valle Frío | 629 dollars (pointer) | 80,000 |
| Indio Mara | 620 dollars (pointer) | 100,000 |
| Circunvalación 2 | 575 dollars (pointer) | 35,000 |
| Raúl Leoni | 437 dollars (pointer) | 32,000 |
The overall picture is clear. The northern side near the lake (El Milagro, La Lago, Tierra Negra, Bellas Artes, Santa Rita and Juana de Ávila) runs between 750 and 1,000 dollars per square metre. The west and more working-class districts sit between 400 and 650. Bella Vista had too few apartments listed for a reliable figure. The guide to Maracaibo neighbourhoods describes what living in each one is like.
For houses, El Milagro is around 1,089 dollars per square metre, La Lago 594 and Tierra Negra 420.
Retail units
The median of 355 dollars per square metre is pulled down by very large units and houses converted to shops. A normal-sized street unit in Delicias or on Avenida 5 de Julio is listed closer to 550 to 750 dollars per square metre; on Avenida 15 in Delicias there are listings from 585 to 750. To rent, the median is 3.3 dollars per square metre a month. If commercial property interests you, investing in commercial property in Maracaibo explains the difference between buying the unit and buying the business.
How it compares with other cities
Using the same method, apartments for sale:
| City | Median per m² | Median price |
|---|---|---|
| Margarita (Porlamar and Pampatar) | 1,034 dollars | 98,000 |
| Caracas | 988 dollars | 150,000 |
| Valencia | 825 dollars | 87,000 |
| Maracaibo | 742 dollars | 110,000 |
Maracaibo is the most affordable of the four per square metre, and not because the city is worth less: homes here were built big, and that shows in the numbers. Where to buy in Venezuela compares the four markets in more depth.
Where prices are heading
Between 2024 and 2025 prices barely moved: the Caracas metropolitan real estate chamber put the rise at 1 to 2 percent over two years, according to Finanzas Digital. Then came a jump in late 2025 and early 2026: the price per square metre in greater Caracas rose 22 percent on average against the end of 2025, according to CNN en Español, and beachfront apartments in Margarita are now hard to find under 70,000 dollars.
In Maracaibo, agents interviewed by Voice of America reported rises of 20 to 50 percent in sale and rental prices in early 2025, with shell-finish apartments in the north going from 20,000 to between 30,000 and 45,000 dollars. Even so, the city remains the most affordable per square metre among the country's main markets.
What the price per square metre does not tell you
Two 90 m² apartments in the same building can be worth very different amounts. What really moves the figure is what the listing leaves out: whether the building has a generator, whether the water arrives, the floor, the view, the state of the kitchen and bathrooms, the building fees and whether the paperwork is in order. Use these medians as a starting point, not as a final price.
When I work with a buyer, I build comparables property by property with those details on the table. If you are thinking of buying from abroad, see how I work with investors; if you want to know what your own property is worth, request a valuation.
Sources
Prices per square metre by type, area and city: my own analysis of listings published on property portals, reviewed on 6 October 2026 (472 unique listings in Maracaibo and 1,671 in Caracas, Miranda, Carabobo, Anzoátegui and Nueva Esparta). Trend: CNN en Español (March 2026), Voice of America (February 2025) and Finanzas Digital (September 2025).
Frequently asked questions
How much is a square metre in Maracaibo in 2026?
In October 2026, the median asking price for apartments in Maracaibo is 742 dollars per square metre. Houses come in around 416 dollars and retail units around 355. These are asking prices; sale prices are usually somewhat lower.
What is the most expensive area of Maracaibo?
The northern side near the lake: El Milagro, La Lago, Tierra Negra, Bellas Artes, Santa Rita and Juana de Ávila, where apartments are listed at 750 to 1,000 dollars per square metre. The west sits between 400 and 650.
Is Maracaibo cheaper than Caracas?
Yes, per square metre. Using the same method, apartments are listed at a median of 742 dollars per square metre in Maracaibo, 988 in Caracas, 825 in Valencia and 1,034 in Margarita.
How much is a two-bedroom apartment in Maracaibo?
The median asking price for a two-bedroom apartment is about 88,500 dollars, roughly 855 dollars per square metre. A three-bedroom is around 89,000.
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