The honest Provenza buyer's guide — noise, walkability, building stock, price per m², STR exposure, and which blocks actually work for long-term owners. No cheerleading.
Which Poblado sub-zones face the heaviest short-term rental enforcement, which buildings ban sub-30-day stays, and why the pivot to mid-term furnished rentals changes the math.
Realistic COP/m² ranges by Poblado sub-zone — Provenza, Manila, Los Balsos, Astorga, La Visitación — plus what drives the spread and why listing prices aren't transaction prices.
Why parking slots matter for resale, what motorcycle-as-daily looks like, when to skip a car entirely, and the garaje deposit mechanics in a Poblado sale.
Active pre-sale projects by sub-zone, the fiducia structure, delivery timelines, and which Poblado corridors are densifying fastest. A supply map, not a listing.
Pre-1998, 1998–2010, 2010–present — each era of Poblado construction carries different systems, codes, and risks. What to inspect and what to budget for in each vintage.
Why Poblado admin fees run COP 300K–1.2M/month, how to read the presupuesto before buying, and what cuotas extraordinarias signal about building health.
Manila delivers Poblado walkability without the noise — flat grid, Vía Primavera café strip, older towers with lower admin, and strong resale depth for families and retirees.
Los Balsos and El Tesoro — Poblado's $300K+ zone. Views, gated towers, car-dependence, and whether the premium makes sense for your buyer profile.
La Visitación and Loma del Indio — the residential middle ground in Poblado. Quieter than Provenza, more walkable than upper Poblado, larger floorplans, and mid-range pricing.
The tree-lined commercial spine of Poblado — banks, pharmacies, supermarkets, hardware stores — that most English-language content ignores. Why proximity to 43A is a quiet advantage.
The growing secondary market as 2018–2022 wave buyers exit. Advantages, traps, inflated pricing, and how to verify a foreign seller's title and investment registration.
Astorga and Patio Bonito — the value end of Poblado. Lower per-m², proximity to Envigado's infrastructure, newer construction in pockets, and the Poblado postal code at 20–35% below…
Medellín's enforcement campaign, RNT registration, and the distinction under Ley 675 between sub-30-day stays and 30-day-plus rentals.
350 SMMLV is COP 612.816.750 in 2026. Why the dollar figures on most English-language sites are wrong, and what the deed value has to say.
Colombia has no public record of what properties actually sold for. Here is what that does to asking prices, and how buyers deal with it.