Authored by the expert who managed and guided the team behind the Colombia Property Pack
Yes, the analysis of Antioquia's property market is included in our pack
If you're a foreigner looking to buy residential property in Antioquia in 2026, you're probably wondering how much extra you'll need beyond the purchase price for taxes, fees, and closing costs.
This guide covers every buyer cost in Antioquia, from the mandatory 1% registration tax to notary fees, registry charges, and hidden expenses that catch foreign buyers off guard in El Poblado, Laureles, and Envigado.
We constantly update this blog post to reflect the latest 2026 rates and regulations, so you always have accurate numbers.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Antioquia.
Overall, how much extra should I budget on top of the purchase price in Antioquia in 2026?
How much are total buyer closing costs in Antioquia in 2026?
As of early 2026, foreign buyers in Antioquia should budget approximately 3% to 5% extra on top of the purchase price for all closing costs, meaning on a 500 million COP property (roughly 119,000 USD or 111,000 EUR), expect 15 to 25 million COP (3,500 to 6,000 USD or 3,300 to 5,500 EUR) in additional expenses.
The minimum extra budget for closing costs in Antioquia when keeping to the bare legal minimum is around 3.0% to 3.6%, translating to about 15 to 18 million COP (3,500 to 4,300 USD or 3,300 to 4,000 EUR) on a 500 million COP home if you skip optional services and have a straightforward cash purchase.
The maximum budget buyers should realistically plan for is approximately 4.0% to 5.5%, reaching 20 to 27.5 million COP (4,700 to 6,500 USD or 4,400 to 6,100 EUR) when you add a buyer's lawyer, translations, and bank transfer costs.
Key factors determining whether your Antioquia closing costs fall at the low or high end include whether you hire an independent lawyer (common for foreigners in El Poblado or Envigado), needing document translations, your property's value bracket for registry fees, and foreign exchange friction when transferring funds into Colombia.
What's the usual total % of fees and taxes over the purchase price in Antioquia?
Most buyers in Antioquia in 2026 land around 3.5% to 4.5% all-in for total fees and taxes, making Antioquia one of the more expensive Colombian departments due to its higher registration tax rate.
The realistic range covering most standard residential transactions in Antioquia runs from about 3.0% for simple cash deals up to 5.5% when including professional services that foreign buyers in Laureles-Estadio or Sabaneta often need.
Of that total in Antioquia, roughly 2.0% to 2.5% goes to government taxes and registry fees (the 1% registration tax plus registry office charges), while the remaining 1.0% to 3.0% covers professional fees like your share of the notary, legal support, and optional services.
By the way, you will find much more detailed data in our property pack covering the real estate market in Antioquia.
What costs are always mandatory when buying in Antioquia in 2026?
As of early 2026, the mandatory costs you cannot avoid include the notary deed costs (escritura pública), the Antioquia impuesto de registro at 1% of property value, the registry office recording fees (derechos registrales) to become the registered owner, and basic certificates required to complete your closing file.
The optional but highly recommended costs for foreign buyers in Antioquia include an independent buyer's lawyer for title checks (especially important in El Poblado and Envigado), professional translation services if you don't read legal Spanish comfortably, a technical inspection for high-rise apartments, and a property valuation for peace of mind.
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What taxes do I pay when buying a property in Antioquia in 2026?
What is the property transfer tax rate in Antioquia in 2026?
As of early 2026, the main transfer tax buyers face in Antioquia is the impuesto de registro at 1% of property value, charged when the deed is recorded at the Oficina de Registro, making Antioquia notably more expensive than some other Colombian departments.
There are no extra transfer taxes specifically targeting foreigners in Antioquia, though foreign buyers often face higher overall costs due to translations, compliance checks, and bank or foreign exchange friction when moving money into Colombia.
Buyers generally do not pay VAT on residential purchases in Antioquia because DIAN's official doctrine confirms real estate sales are excluded from VAT under the Tax Code, so purchases in Belén, Laureles, or Rionegro won't trigger a VAT charge.
Colombia's stamp duty (impuesto de timbre) exists in the Tax Code, but whether it applies depends on document type and thresholds, so the practical advice for 2026 buyers is to ask your notary or lawyer to confirm if timbre applies to your specific deed package.
Are there tax exemptions or reduced rates for first-time buyers in Antioquia?
In Antioquia, the big deed-related taxes and registry fees typically do not offer first-time buyer discounts the way some European countries do, so first-time buyers pay the same 1% registration tax and fees as repeat buyers.
If you buy through a company in Antioquia instead of as an individual, the 1% registration tax still applies since it's triggered by recording the deed, but your rental income taxation, compliance costs, and accounting requirements will change based on corporate structure.
On the buyer side in Antioquia, there's no dramatic tax difference between new-build and resale properties, with the main variations being contract structure and timing rather than different tax rates, and VAT remains generally excluded for residential sales in both cases.
First-time buyers who want to access housing programs (like VIS or VIP categories) must meet income thresholds and property value limits, but these relate to financing benefits rather than reductions in registration tax or closing fees.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Colombia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which professional fees will I pay as a buyer in Antioquia in 2026?
How much does a notary or conveyancing lawyer cost in Antioquia in 2026?
As of early 2026, the buyer's share of notary costs in Antioquia typically runs about 0.25% to 0.35% of purchase price plus small fixed items, meaning approximately 1.25 to 1.75 million COP (300 to 420 USD or 280 to 390 EUR) on a 500 million COP property.
Notary fees in Antioquia are charged as a combination of a percentage-based tariff set nationally by the SNR plus fixed items for copies and certificates, so the total scales with property value but includes predictable small charges.
Translation or interpreter services for foreign buyers can range from 200,000 to 500,000 COP (50 to 120 USD or 45 to 110 EUR) for a short meeting to 1 to 3 million COP (240 to 715 USD) for full document translation and interpreter at signing in Medellín.
A tax advisor isn't mandatory for a simple purchase, but if you plan to rent out or may become a Colombian tax resident, budget 500,000 to 2 million COP (120 to 475 USD or 110 to 445 EUR) for initial consultation and setup.
We have a whole part dedicated to these topics in our our real estate pack about Antioquia.
What's the typical real estate agent fee in Antioquia in 2026?
As of early 2026, the typical agent commission in Antioquia ranges from 3% to 5% of sale price, equaling 15 to 25 million COP (3,500 to 6,000 USD or 3,300 to 5,500 EUR) on a 500 million COP property, though this fee is most commonly paid by the seller.
In most Antioquia residential transactions, the seller pays the main agent commission, but buyers using a dedicated buyer's agent in El Poblado or Envigado may pay a separate finder's fee, and sometimes the commission is priced into the asking price.
The realistic range for agent fees runs from 0% direct cost to buyers (when seller covers everything) up to 3% or more if you engage a dedicated buyer's agent, with most foreign buyers treating agent cost as potentially zero but keeping a buffer.
How much do legal checks cost (title, liens, permits) in Antioquia?
Legal checks including title search, liens verification, and permits review in Antioquia typically cost 500,000 to 2 million COP (120 to 475 USD or 110 to 445 EUR) through a lawyer, a small price that provides significant protection against hidden legal problems.
A property valuation fee, often required for financing or peace of mind, typically runs 300,000 to 1 million COP (70 to 240 USD or 65 to 220 EUR), with Medellín apartments at the lower end and larger fincas near Rionegro costing more.
The most critical legal check in Antioquia is the certificado de tradición y libertad (title certificate), which reveals ownership history, existing liens or mortgages, and legal restrictions affecting your purchase anywhere in the department.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Antioquia.
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What hidden or surprise costs should I watch for in Antioquia right now?
What are the most common unexpected fees buyers discover in Antioquia?
The most common unexpected fees include building administración arrears and high monthly fees in Medellín high-rises like El Poblado and Laureles-Estadio, registry band effects pushing you into higher fee brackets, notary document charges beyond the headline percentage, and foreign exchange costs when moving money into Colombia.
Yes, there's risk of unpaid property taxes or administración debts attached to the property, which is why proper legal due diligence is essential to discover arrears before closing so they're cleared by the seller rather than becoming your problem.
Buyers do get scammed with fake reservation deposits, pressure to wire money before verifying title and seller identity, and forged powers of attorney, so only pay significant money through the formal notary closing flow with verified parties.
Fees usually not disclosed upfront include the exact registry fee based on property value band, the full breakdown of notary items, any outstanding HOA or utility arrears, and compliance burdens for short-term rental plans.
In our property pack covering the property buying process in Antioquia, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Antioquia?
If the property you're buying in Antioquia has a tenant, expect extra costs of approximately 500,000 to 1.5 million COP (120 to 360 USD or 110 to 335 EUR) for lawyer time to review the lease, verify deposit handling, and coordinate handover.
When you purchase a tenanted property in Antioquia, you legally inherit the existing lease and must honor its terms, meaning you cannot evict the tenant upon purchase and must respect contract duration, rent amount, and deposit obligations.
Terminating an existing lease immediately after purchase is generally not possible unless there's a legal termination clause or you negotiate early exit directly with the tenant, so plan to honor the lease or factor buyout costs into your negotiation.
A sitting tenant typically affects market value in your favor, giving leverage to negotiate 3% to 7% below asking price since many buyers prefer vacant properties, though investor buyers may view existing tenants as positive for reducing vacancy risk.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Antioquia.
We have made this infographic to give you a quick and clear snapshot of the property market in Colombia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which fees are negotiable, and who really pays what in Antioquia?
Which closing costs are negotiable in Antioquia right now?
The negotiable costs in Antioquia include the real estate agent commission (most flexible, especially in slower markets), the split of notary-related charges between buyer and seller, some due diligence costs where the seller may provide documents, and professional service fees where you can shop around.
The fixed costs that cannot be negotiated include the 1% impuesto de registro rate set by the departmental government, the registry office fee schedule (derechos registrales), and the notary tariff structure determined by the Superintendencia de Notariado y Registro.
On negotiable fees, buyers can realistically achieve 10% to 30% reductions on agent commissions in a buyer's market, full shifting of notary items in motivated-seller situations, and 20% to 40% savings on professional services by comparing multiple providers.
Can I ask the seller to cover some closing costs in Antioquia?
Yes, asking the seller to cover some closing costs in Antioquia is common and has moderate likelihood of success, with chances improving if the property has been listed for a while, it's a buyer's market, or the seller faces a deadline.
The costs sellers are most commonly willing to cover include a larger share of notary-related charges (beyond the typical 50/50 split), certain certificate or document fees, and occasionally an implicit price reduction offsetting the buyer's registration tax burden.
Sellers are more likely to accept when properties have sat on market 3+ months, when there's high inventory in the building (common in El Poblado or Sabaneta), during slower seasons, or when sellers face personal pressure to close quickly.
Is price bargaining common in Antioquia in 2026?
As of early 2026, price bargaining is common and expected in Antioquia, with negotiation behavior varying between premium zones like El Poblado (where sellers may be firmer) and price-sensitive areas like Belén or Laureles (where there's more flexibility), and fincas near Rionegro often seeing wider ranges.
Buyers in Antioquia typically negotiate 3% to 7% below asking price, meaning potential savings of 15 to 35 million COP (3,500 to 8,300 USD or 3,300 to 7,800 EUR) on a 500 million COP property, though discounts can reach 10%+ if listings are stale or need work.
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What monthly, quarterly or annual costs will I pay as an owner in Antioquia?
What's the realistic monthly owner budget in Antioquia right now?
A realistic monthly owner budget for residential property in Antioquia in 2026 ranges from approximately 800,000 to 3 million COP (190 to 715 USD or 180 to 665 EUR) depending on property type and location, covering recurring expenses beyond your mortgage.
The main recurring expense categories include administración (HOA or building fee), utilities like water, electricity, gas, and internet, home insurance (optional but recommended), and a maintenance reserve especially important for older buildings or houses.
The range runs from about 500,000 COP (120 USD or 110 EUR) for a modest apartment with low administración, up to 4 million COP (950 USD or 890 EUR) for a large apartment in a premium El Poblado building or a house requiring regular upkeep in Envigado or Rionegro.
The cost that varies most is the administración fee, ranging from 150,000 COP (35 USD) for basic buildings to 2 million COP (475 USD) or more for luxury high-rises in El Poblado or Laureles with pools, gyms, concierge, and extensive common areas.
You can see how this budget affect your gross and rental yields in Antioquia here.
What is the annual property tax amount in Antioquia in 2026?
As of early 2026, the annual property tax (predial) varies by municipality, but for a Medellín property valued at 500 million COP, expect approximately 3 to 8 million COP (715 to 1,900 USD or 665 to 1,780 EUR) yearly depending on tax assessment and location.
The range spans from about 1 million COP (240 USD or 220 EUR) for lower-value properties in smaller municipalities to 15 million COP (3,570 USD or 3,330 EUR) for high-value El Poblado properties or large fincas in Rionegro's Llanogrande area.
Property tax (predial) is calculated on the catastral (cadastral) value, typically lower than market value, multiplied by the municipal tax rate, so similarly priced properties in Medellín versus Envigado may have different bills based on their respective assessments.
Exemptions are limited, but Medellín offers early-payment discounts (typically 10% to 15% if you pay before deadlines in the city's tax calendar) and some exemptions may apply to properties with specific social purposes.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Colombia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
If I rent it out, what extra taxes and fees apply in Antioquia in 2026?
What tax rate applies to rental income in Antioquia in 2026?
As of early 2026, rental income tax depends on whether Colombia classifies you as a tax resident (progressive rates up to 39% on worldwide income) or non-resident (Colombian-source income at rates up to 35%), so residency status fundamentally shapes your obligations.
Landlords in Antioquia can generally deduct expenses from rental income taxes, including administración fees, repairs, maintenance, predial, insurance, and sometimes depreciation, which can significantly reduce taxable income when properly documented.
The realistic effective tax rate after deductions for typical landlords ranges from about 5% to 20% of gross rental income depending on expense structure and personal tax situation, with non-residents who don't optimize deductions often facing the higher end.
Foreign property owners who remain non-residents pay tax only on Colombian-source income rather than worldwide income, but withholding, filing, and deduction mechanics differ, making local tax advisor support valuable for non-resident landlords.
Do I pay tax on short-term rentals in Antioquia in 2026?
As of early 2026, short-term rental income is taxable just like long-term income, but also triggers additional compliance including RNT registration through the Cámara de Comercio, adding administrative costs and potential penalties without proper formalization.
Short-term rental income isn't taxed at a different rate than long-term, but the compliance layer is heavier: you must register as a tourism operator, maintain annual RNT updates, and potentially remit tourism-related charges, making it more complex than long-term renting.
Want more advice? You can read our full article about Airbnb and short-term rentals in Antioquia.
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If I sell later, what taxes and fees will I pay in Antioquia in 2026?
What's the total cost of selling as a % of price in Antioquia in 2026?
As of early 2026, total selling costs in Antioquia typically range from about 4% to 8% of sale price, depending on agent commission, potential capital gains tax exposure, and whether you have an outstanding mortgage with early repayment penalties.
The realistic range runs from approximately 3% for a simple sale with a low-commission agent and no capital gains tax, up to 10%+ if you have high agent commission, taxable gains, and mortgage payoff costs.
The cost categories making up total selling expense include agent commission (often largest at 3% to 5%), your share of notary and registry costs, any applicable capital gains tax, certificates and paperwork, and early mortgage charges if financed.
The largest selling expense is typically agent commission at 3% to 5%, often exceeding all other costs combined, though significant capital gains can rival or surpass agent fees for sellers with substantial appreciation.
What capital gains tax applies when selling in Antioquia in 2026?
As of early 2026, capital gains on property sales may be taxed as either a "ganancia ocasional" (occasional gain) at 15% or as ordinary income at progressive rates up to 39%, depending on holding period, residency status, and whether exemptions apply.
Exemptions to capital gains tax include the potential exclusion for primary residence sales under certain conditions (reinvestment rules, value limits), holding period considerations affecting classification, and specific exemption rules your tax advisor must evaluate.
Foreigners do not pay a special extra capital gains rate when selling in Antioquia, but treatment depends on resident versus non-resident status, affecting whether you're taxed only on Colombian-source gains or have other reporting obligations.
Capital gain is calculated as sale price minus purchase price (adjusted for documented improvements and sometimes inflation factors), with proper documentation of your original investment and capital improvements essential to minimize taxable gain.
We made this infographic to show you how property prices in Colombia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Antioquia, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Gobernación de Antioquia (Secretaría de Hacienda) | Official Antioquia government source for registration tax tariffs. | We used it to confirm the 1% impuesto de registro rate. We also referenced payment timing and default payer rules. |
| SNR Resolución 00585 de 2025 (Notary Tariffs) | National regulator setting official notary fee schedules. | We used it to ground the notary fee structure. We translated the per-mille tariff into budget percentages. |
| SNR Resolución 00376 de 2024 (Registry Fees) | Official registry office charge schedule. | We used it to estimate registry fee bands by property value. We created minimum and maximum scenarios from these bands. |
| DIAN Estatuto Tributario | DIAN's official Colombian Tax Code compilation. | We used it as the legal baseline for property transaction taxes. We framed what's a tax versus fee in plain language. |
| DIAN Concepto 991 de 2025 (VAT Guidance) | DIAN's official VAT interpretation for real estate. | We used it to confirm real estate sales are generally VAT-excluded. We explained implications for residential buyers. |
| Ministerio de Hacienda UVB 2026 Resolution | Finance Ministry resolution fixing official UVB for regulated fees. | We used it to time-stamp to January 2026 and explain annual fee adjustments. We justified why peso amounts shift yearly. |
| Alcaldía de Medellín Calendario Tributario 2026 | Official city government 2026 tax deadline communication. | We used it to anchor predial timing and discount deadlines. We kept guidance specific to Medellín buyers. |
| PwC Tax Summaries Colombia | Widely used, regularly updated tax reference citing legal framework. | We used it for resident versus non-resident tax overview. We framed rental income expectations for foreign owners. |
| MinCIT Tourism Formalization FAQ | Official ministry outlining tourism activity requirements. | We used it to explain compliance costs for short-term rentals. We distinguished long-term from tourist activity. |
| Cámara de Comercio de Medellín RNT Page | Local chamber explaining RNT registration and maintenance. | We used it for Antioquia-specific short-term rental guidance. We highlighted yearly update requirements often missed. |
| DANE IPC Information | Colombia's official statistics agency for inflation data. | We used it because fee schedules reference CPI adjustments. We explained why peso amounts shift year to year. |
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