September 2026: the national median rises to $1,216 per m² and the Caracas gap narrows

September is the first comparison between two months read live, so it no longer carries July's caveat. The national median for apartments for sale rose only a little, to US$1,216 per m², and this time the west of Caracas moved: the gap between Chacao and Libertador narrowed.

An almost flat month

The national median for apartments for sale went from US$1,195 per m² in August to US$1,216 per m² in September, up 1.7%, across 4,880 listings with a declared area. After August's provisional 12.5% rise, this is a small move.

This time the rise came from the west. Distrito Capital went from 891 to US$952 per m² (+6.8%), while Miranda rose from 1,450 to US$1,480 per m² (+2.0%). Libertador rose from 891 to US$952 per m² (+6.8%) and Chacao stayed essentially flat, from 2,488 to US$2,500 per m² (+0.5%). The gap between the two extremes fell from 2.8 to 2.6 times the square metre, the July level.

In the east, Baruta went from 1,688 to US$1,711 per m² (+1.4%), El Hatillo from 1,379 to US$1,400 per m² (+1.5%) and Sucre (Miranda) from 1,000 to US$1,064 per m² (+6.4%). On the coast, Lechería held at US$1,641 per m² (-0.6%) and Maneiro fell from 1,283 to US$1,221 per m² (-4.8%).

Outside Caracas, the three large cities with a sufficient sample all rose: Maracaibo from 690 to US$750 per m² (+8.8%), Barquisimeto (Iribarren) from 813 to US$860 per m² (+5.8%) and Valencia from 862 to US$911 per m² (+5.7%).

Inventory grew a little

The number of apartments for sale listed on Suelo went from 4,703 in August to 4,897 in September, up 4%. In August inventory grew by a third because the crawl reached more portals. This month the growth was much smaller. As before, this section describes 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 and August.

Rents fell in the east of Caracas

The national median rent for an apartment held at US$1,200 per month, across 1,115 listings. But in the east of Caracas asking rents fell: Miranda went from 1,800 to US$1,500 per month (-16.7%).

By city, Baruta fell from 2,200 to US$1,800 per month (-18.2%), Sucre (Miranda) from 1,100 to US$1,000 per month (-9.1%), El Hatillo from 1,500 to US$1,400 per month (-6.7%) and Chacao from 2,000 to US$1,900 per month (-5.0%). Libertador (Distrito Capital) held at US$800 per month.

What this report does not say

One month is not a trend. Libertador rising while Chacao holds in September does not mean the gap will keep closing. A city's median also moves when the mix of listed apartments changes, not only when prices change.

We do not know what these deals closed at. We publish asking prices, which is what the seller asks, and in Venezuela the closing price is not public. When you read that an area rose, read "sellers in that area are asking for more", which is not the same thing.