Boutique Hotel for Sale on Tierra Bomba, Cartagena, with 10 Villas

Tiny Village Cartagena is an operating boutique hotel on the island of Tierra Bomba, a short boat ride from Cartagena's historic centre. It has 10 free-standing two-level villas, plus a restaurant, bar, pool, rooftop terrace, gym and beach access. It opened in June 2023 and takes guests today: this is not a project waiting to be built, it is a running business. What the owner is looking for above all is an operator-investor: someone with hospitality operating experience who comes in with capital, takes over operations and holds equity. He is also open to selling the asset outright, or to handing over management alone. The three routes are set out below.

The villas are the product. Each one is about 26 m², built as a two-level loft with the bedroom upstairs, a living area, a bathroom and its own back patio, and a hand-painted mural that is different in every villa. The facades echo the colour palette and arched windows of Cartagena's historic houses, raised on stilts among the gardens. According to the owner, around 80% of the timber was salvaged from the old Teatro Colón, and the hotel runs on solar panels and water reuse systems. The declared inventory is 4 Deluxe villas, 5 Garden View and 1 single-storey accessible villa, with 19 double beds and capacity for roughly 42 guests.

The gallery shows the property at sunset with the pool and the coloured villas, the common areas — the pergola bar with its mural, the restaurant and rooftop lit at night, the dining terrace — the villa interiors with their lofts and murals, and the hotel's boat against the Bocagrande skyline and the walls of the old city. The last images show a ceremony set-up: private events and full-property buyouts are one of the business's revenue lines.

An operating boutique hotel with a reputation already built and almost no marketing spend in three years. What is missing is not product: it is commercial and operational muscle.

Three ways in

The owner has defined three routes. They are open in parallel, and price, structure and scope are negotiated in each one.

• 1. Operator-investor (this is the profile we are looking for) — Someone with a proven hospitality operating track record who comes in with capital, takes over operations and holds equity in the business. The owner wants to hand the operating load to a partner who knows how to carry it, not simply to receive money. It fits someone who has run boutique hotels, ecolodges, small resorts, glamping or experiential hospitality; who works well with limited resources; who knows where to spend and where not to; who brings commercial and revenue-management capability; and who is willing to put in capital and share the risk. The owner puts it this way: the right partner looks at the shortcomings and thinks "I can fix this."
• 2. Buyer — Acquisition of the asset, with three possible scopes: the hotel operating business and hotel assets with the land excluded, under a long-term lease with the current owner; the hotel together with the Tierra Bomba land, with the owner exiting entirely; or the complete Cartagena package, which may also include the boating assets (the boats used for transfers and tours).
• 3. Operator, management only — A management agreement. The operator brings team, systems, procedures and a commercial engine; it does not bring meaningful capital and takes no equity. Compensation is a management fee to be agreed.

What already works

• Guest ratings — 4.8/5 on Google, 9.0/10 on Booking, 4.8/5 on Airbnb and 8.8/10 on Expedia, according to the owner's documents (September–October 2026). They are public and you can check them on each platform right now.
• Position on the island — The owner reports it as the second highest-rated hotel on Tierra Bomba among more than 30 places to stay.
• A product that is not repeated — The villas, the murals and the salvaged timber mean it does not look like a generic Cartagena hotel. That difference is what has to be protected while the business is professionalised.
• Several revenue lines already running — Rooms, restaurant and bar, full-property buyouts for weddings and celebrations, events, experiences and tours, and boat transport.
• Direct bookings — The website sells through its own engine on Cloudbeds, alongside OTA distribution.

Where the margin is

These are the figures the owner publishes in his October 2026 documents. They are his working scenario, not audited results, and must be checked against financial statements before any decision.

• Occupancy — around 41% average between January and August, against a 50% target.
• Average daily rate (ADR) — around COP 350,000, against a COP 450,000 target. The owner considers it underpriced versus comparable properties.
• Modelled revenue — about COP 1.22 billion a year at 50% occupancy with a COP 450,000 ADR.
• Operator-case EBITDA — about COP 674 million adjusted, under that same scenario.
• The starting point — the hotel got here with almost zero marketing spend in its first three years. The levers the owner points to are professional operations, revenue management, guest experience, marketing and ancillary revenue.

Where it is: Tierra Bomba and Cartagena

• Close to the city, but on an island — Transfers are by boat. The owner's documents say 5 to 7 minutes and the hotel's website says 10 to 15; confirm the route, the pier and the real duration before committing to a figure.
• The island — Tierra Bomba covers about 20 km² with 43.7 km of coastline. The owner reports more than 30 places to stay and more than 214 room units, with supply tripling since 2020.
• Announced public works — a potable water and sewerage project worth more than COP 130 billion, and a COP 6.5 billion budget allocation for ten embarkation piers including Tierra Bomba. These are announced or budgeted investments, not delivered works.
• The Cartagena market — the owner cites 28% growth in international passengers and 19% in total air traffic since 2023, with more than 40,000 additional international air seats expected for 2026-2027.

Who it's for

• Hotel operators with a track record in boutique, ecolodge, glamping or small resorts who want to enter Cartagena with an asset that already bills and already has a reputation.
• Investors with their own operating team looking for a small, manageable, differentiated asset with a clear runway on occupancy and rate.
• Hotel groups or distribution platforms that can plug the hotel into their brand and demand engine.
• Buyers who want the full real estate on a Colombian Caribbean island with public works on the way.

Keep in mind

This listing was built from the owner's commercial documents and from public information. There is no independent valuation and no completed due diligence yet. Before moving forward, we will help you request and review:

• Financials — monthly statements covering 24 to 36 months, reconciliation against bank, PMS and OTAs, and revenue and margin broken out by villas, restaurant and bar, events, experiences and transport. The figures above are the owner's scenarios.
• Operations — historical occupancy, ADR and RevPAR by month and by channel, cancellations and profitability per unit.
• Land and title — plot area, property registration (matrícula inmobiliaria), ownership, land use, concessions and tax standing. The dossier does not identify the plot, and under the business-only route the land would stay on a lease: those lease terms are decisive.
• Boating assets — registration, authorised capacity, insurance, permits and routes of the boats, and whether they are included in the structure being negotiated.
• Pending investment (CAPEX) — the hotel's own website states that villas have fans with portable air conditioning on request, that showers run at ambient temperature and that there is no guest laundry. A professional operator will probably want to close those gaps: they need to be costed.
• Sustainability and services — real measurements of the solar system, water capture and treatment, electrical capacity, and environmental permits. The 80% solar figure appears on an old page of the website and is not backed by recent technical records.
• Brand and contracts — transfer of brand, domain, social accounts, future bookings, guest database, employment contracts, liabilities and contingencies.
• Differences between documents — the dossier versions disagree on transfer time (5, 7 or 15 minutes), on villa size (255 sq ft versus 26 m²) and on review counts. Every figure needs to be dated and verified.
• Published area — the 260 m² in this listing is the sum of the 10 villas at 26 m² each, which is the only verifiable figure in the dossier. It excludes the restaurant, bar, pool, rooftop, gym and common areas, and the plot area is still to be confirmed.

Near the property

• Beach · a one-minute walk, according to the owner
• Cartagena's historic centre · across the bay by boat
• Bocagrande · directly opposite, across the channel
• Rafael Núñez International Airport · in Cartagena, adding the boat leg

Distances and times are as declared by the owner and remain to be verified on site.