July 2026: Chacao lists at 2.6 times the square metre of Libertador

July is the first month Suelo publishes in full. There is no earlier month to compare it against, so this report contains no up or down arrows at all: only the state of the market as the month closed. Month-over-month comparisons start with the August report.

The country does not have one price

The national median for apartments listed for sale on Suelo closed July at US$1,062 per m², across 3,559 listings with a declared area. That number is useful for exactly one thing: knowing the order of magnitude. Go one level down and it breaks.

Houses for sale closed at US$572 per m² and land at US$30 per m². These are not comparable markets even though they share a unit: a square metre of land is plot area, and a square metre of an apartment is declared built area. That is why the report segments by property type in every section, and why the selector above changes every number on the page, not just the headline.

Caracas is two markets under one name

The Caracas metropolitan area is split across two entities, which makes "the price of Caracas" a figure that describes nobody.

In Miranda, which covers the east of the city, the median for apartments for sale was US$1,304 per m². In Distrito Capital, which is the Libertador municipality, it was US$922 per m². The gap between the extremes is wider still: Chacao closed July at US$2,356 per m² and Libertador at US$921. An apartment in Chacao is listed at two and a half times the square metre of one in Libertador, twenty minutes down the road.

That gap is why this report almost never gives a single number for "Caracas". When an area does not have enough listings for its own median, we move up to the municipality and then to the state, and we tell you which level the number came from.

Where the inventory is

Miranda holds 58.7% of the apartments for sale listed on Suelo, and Distrito Capital another 14.9%. Between them they account for nearly three quarters of the country's apartment inventory.

That does not mean the rest of Venezuela has no market. It means we have less visibility into it, because the portals we crawl publish far more volume around Caracas than outside it. Zulia contributes 181 listings, Lara 148, Aragua 145, Nueva Esparta 133, Carabobo 110. Those are enough for a state median and too few to split by neighbourhood.

Outside the capital region, two markets hold Caracas-level prices: Lechería, in Anzoátegui, closed at US$1,600 per m², and Maneiro, in Nueva Esparta, at US$1,215. Both are coastal second-home markets rather than primary-residence ones, and they behave accordingly.

Rent is a small market and a different animal

Of every 100 active listings in July, 88 were for sale and 12 for rent. The median apartment rent was US$1,000 per month, across 822 listings.

At that volume, rent only supports a national reading and a handful of large cities. We do not publish rent by neighbourhood: the cells come out at two or three listings, and a median over three numbers is not a median, it is an anecdote.

What this report does not say

We do not know what these properties actually sold for. We publish asking prices, which is what the seller wants, and in Venezuela the closing price is not public. When you read that an area went up, read it as "sellers in that area are asking for more", which is not the same thing.

We also do not publish days on market. We can measure when a listing appears, but we cannot yet reliably tell a property that sold from one the agent delisted and relisted. We would rather not publish the number than publish it wrong.