Water running on the day of the visit does not prove that availability has been certified, and the meter feeding an office unit is not always registered to the property itself. These are two separate documents, issued by different bodies, and a buyer who asks for neither inherits whatever was never checked.
Service availability is evidenced by a certification from the utility company for that specific property, and it is the document the curaduría looks at when a permit is requested. A seller's word, a temporary hook-up or a line drawn from a neighbour are not the same thing, and the difference decides whether an office unit can be lived in, conveyed or remodelled. Alongside that sits the bill: in Colombia utility balances follow the property rather than the person who ran them up, so the account status and the name recorded on the meter belong in the promesa de compraventa (the binding promise of sale) and not in an act of trust. How much is owed is for the utility to state; who pays it is what gets agreed in writing before signing.
An office unit is bought differently because it does not live on passing footfall but on the building's ability to work as a business address. What makes it usable are services the unit does not control: the hours lifts and security actually run, the air conditioning and how it is metered, backup power, connectivity and visitor parking. None of that is fixed inside the unit and all of it runs through the administración, so the review looks at the building rather than at the door. The second difference is destinación, the recorded permitted use: in mixed-use towers, units whose registered use is residential are routinely sold as offices, and the mismatch between what the deed says, what the reglamento allows and what planning rules require is what later blocks registering the activity or receiving the public. The third is the rental market: an office tenant is a company choosing on address, floor area and building services, and is replaced by another of the same kind, so occupancy depends on the state of the whole tower far more than on the state of the unit.
In Castillogrande the typical deal is not a unit in a condominium but a house and its lot, which puts the weight of the file back on the chain of title to the land: you climb through the deeds to the parcelación, the original subdivision that created the block, because those platting deeds registered conditions, setbacks and easements that still bind and that are invisible from the street. There is no building manager to issue a paz y salvo, a no-arrears certificate, and no assembly to settle anything, so boundary questions with a neighbor are argued between private parties and what governs is the title and the survey, not a set of house rules. The counterparty is usually an old city family and, fairly often, a family company that owns the property: then you must decide whether to buy the real estate or the company's shares, two different transactions with different paperwork and different exposure, and request the certificado de existencia y representación, the corporate good-standing and signing-authority certificate, together with the resolution approving the sale. And because the neighborhood is fully built out, any construction is permitted on an already developed lot, with neighbors entitled to take part in the proceeding.
What is specific to Castillogrande
The residential tip of the peninsula: lower and quieter than Bocagrande, facing the bay, with little street retail. Houses and low-rise buildings sit alongside new towers, and single-family homes still exist. It is a dead end: access is through Bocagrande with no through road at the far tip, which keeps it free of passing traffic.
- whether the property faces the bay or the open sea, because the swell, the smell and the façade upkeep are not comparable
- what building height the rules allow on the lot, which is not uniform across the peninsula and is the first fact omitted when a lot is sold
- how ground stability was addressed, given this is land reclaimed from the sea, and what the soil study for the building says
What to verify, step by step
- Ask the utility company for a water and sewer availability certification issued for the property's registry folio, not for the development or the sector.
- Request the latest account statement for each service and ask the company whether there are payment arrangements, refinancings or disputed charges on that meter.
- Check whose name the meter is in and whether it matches the unit being shown: in a copropiedad, individual meters sit next to common-area services billed through the dues.
- Check what belongs to an office unit itself and does not change with the sector: whether the deed's permitted use is office or residential, because in mixed-use towers residential units are routinely sold as offices; the hours the lifts, air conditioning and security actually operate, and whether use outside those hours is billed separately and whether the administración requires a declared destinación (recorded permitted use) and prior notice to receive the public, and which visitor parking is assigned to the unit.
- Check in addition what Castillogrande requires in particular, with the authority that imposes it: whether the property faces the bay or the open sea, because the swell, the smell and the façade upkeep are not comparable; what building height the rules allow on the lot, which is not uniform across the peninsula and is the first fact omitted when a lot is sold and how ground stability was addressed, given this is land reclaimed from the sea, and what the soil study for the building says.
- Have the promesa state who answers for balances predating closing, and ask for the paz y salvo (a clearance certificate for the account) before signing; it can be requested without being in Colombia.
Mistakes that cost money
- Treating the bill the seller shows you as an account statement. A bill covers one billing period; a statement shows the balance and any arrangements in force.
- Assuming service because the main runs along the street. A main in front of the lot and a metered connection to the lot are different things, and on land purchases that is exactly where the sums fail.
- Forgetting common-area services. In a copropiedad the lift, pump and lighting consumption arrives through the administration dues, not through the unit's own bill.
Frequently asked questions
- Does the seller's utility debt pass to the buyer?
- The balance is charged against the property, so it is a point to be agreed expressly in the promesa. Ask the utility for a certification of the account status and have your attorney review how that clause was drafted.
- Who issues the availability certification?
- The company that provides the service at that property. The curaduría and the Alcaldía require it as an annex, but they do not issue it.
- Can all of this be requested from outside Colombia?
- The account statement and the certification are requested from the utility and in several cases handled online. Where the request has to come from the owner, the seller files it and you receive the document in writing.
Where to check it
- Alcaldía Mayor de Cartagena de Indias — property tax, betterment levies and District procedures
- Plan de Ordenamiento Territorial de Cartagena — land use, the rules applying to the property and protected land
- Curadurías Urbanas de Cartagena — whether a current building or subdivision permit exists and exactly what it authorises
- Cartagena de Indias — the rules of the municipality Castillogrande belongs to
Official bodies. Specific figures are requested there, not copied from a listing.
Updated 2026-11-06
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