August 2026: the national median rises to $1,195 per m² and the Caracas gap widens

August is the first month we can compare with the one before it, and we do so with a caveat: July is a reconstruction and August is a live reading, so this first arrow is provisional. The national median for apartments for sale rose to US$1,195 per m², and the gap between the two Caracas widened.

The rise was not even

The national median for apartments for sale went from US$1,062 per m² in July to US$1,195 per m² in August, up 12.5%, across 4,703 listings with a declared area. Inventory also grew, from 3,561 to 4,703 listings, up 32%.

But the national average hides that the rise concentrated in the east of Caracas. Miranda went from 1,304 to US$1,450 per m² (+11.2%), while Distrito Capital fell from 922 to US$891 per m² (-3.3%). Chacao rose from 2,356 to US$2,488 per m² (+5.6%) and Libertador fell from 921 to US$891 per m² (-3.3%). The gap between the two extremes went from two and a half times to 2.8 times the square metre.

Outside the capital region, Baruta rose from 1,512 to US$1,688 per m² (+11.6%) and El Hatillo stayed essentially flat, from 1,376 to US$1,379 per m² (+0.2%). On the coast, Lechería went from 1,600 to US$1,651 per m² (+3.2%) and Maneiro from 1,215 to US$1,283 per m² (+5.5%).

Inventory grew by a third

The number of apartments for sale listed on Suelo went from 3,561 in July to 4,703 in August. That growth is not a change in the market: it is the crawl reaching more portals as it stabilises. That is why this section describes the inventory and does not read it as demand.

The mix stayed stable: of every 100 active listings, 88 were for sale and 12 for rent, the same as in July.

Rent rose too

The median apartment rent went from US$1,000 per month in July to US$1,200 per month in August, up 20%, across 1,047 listings. The rental inventory also grew, from 822 to 1,047 listings.

By city, Baruta went from 1,600 to US$2,200 per month (+37.5%), Chacao from 1,750 to US$2,000 per month (+14.3%), El Hatillo from 1,350 to US$1,500 per month (+11.1%) and Sucre (Miranda) from 900 to US$1,100 per month (+22.2%). Libertador (Distrito Capital) fell from 950 to US$800 per month (-15.8%).

What this report does not say

The first arrow is provisional. July is a reconstruction from the data the crawl managed to see, and August is a complete reading of the month. Once the crawl is stable, we will review this comparison and quietly correct whatever needs correcting.

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.