Authored by the expert who managed and guided the team behind the Colombia Property Pack
Everything you need to know before buying real estate is included in our Colombia Property Pack
Yes, foreigners can legally buy and own residential property in Colombia in 2026, and there is no blanket nationality ban preventing you from doing so.
However, the restrictions that do exist are tied to specific land types (like indigenous territories and national parks), not to your passport.
We constantly update this blog post to reflect the latest rules, so you always have accurate information when planning your purchase.
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 Colombia.
Insights
- Colombia's Constitution grants foreigners the same civil rights as locals, meaning you face no nationality-based barriers when buying a standard urban apartment in Bogota or Medellin in 2026.
- The "restricted zones" foreigners hear about in Colombia are actually off-limits to everyone, including Colombians, because they involve indigenous resguardos or national parks with inalienable status.
- Non-resident buyers must channel funds through Colombia's foreign exchange system and register the investment with the central bank, or they may face serious problems when selling and repatriating money later.
- Closing costs for foreign buyers in Colombia typically range from 2% to 3.5% of the purchase price, covering notary fees, registration charges, and departmental stamps.
- The Certificado de Tradicion y Libertad (CTL) is Colombia's official title document, and you can obtain it online through the Superintendencia de Notariado y Registro to verify ownership and liens before buying.
- DIAN, Colombia's tax authority, allows foreigners living abroad to register for a RUT (tax number) remotely, which simplifies banking and notary transactions.
- Using a nominee or "testaferro" arrangement where someone else holds title on your behalf is one of the most common ways foreigners get into legal trouble in Colombia.
- Annual property tax (impuesto predial) in Colombia is municipal and calculated from the cadastral value, so your holding costs can vary significantly between cities like Bogota and Cartagena.
Can a foreigner legally own land in Colombia right now?
Can foreigners own land in Colombia in 2026?
As of early 2026, foreigners can legally buy and own residential property in Colombia, including land, because the Colombian Constitution grants foreigners the same civil rights as Colombian citizens when it comes to property ownership.
There is no blanket ban on foreign land ownership in Colombia, but certain land categories are off-limits to everyone (not just foreigners), including national parks, indigenous resguardos, and some collective ethnic community territories that are constitutionally protected as inalienable.
If you cannot buy a particular parcel because it falls under one of these special regimes, the closest legal alternative is purchasing a well-titled condominium apartment (Propiedad Horizontal) in an urban area where title verification is straightforward, or arranging a long-term lease if your lawyer confirms it can be properly registered.
Colombia does not impose nationality-based restrictions that treat buyers from certain countries differently from others, so your passport country does not affect your eligibility to purchase residential property.
Can I own a house but not the land in Colombia in 2026?
As of early 2026, Colombia's standard property framework typically bundles the building and the land together under a single registered title (matricula inmobiliaria), so most residential buyers own both the structure and the land beneath it.
When you buy an apartment under the Propiedad Horizontal (condominium) regime, you receive ownership of your unit plus a proportional share of the common elements, all recorded on your property folio at the ORIP (Oficina de Registro de Instrumentos Publicos).
Situations where you might own a building but not the land are rare in typical residential transactions and usually involve contractual arrangements like long-term leases or usufruct agreements, where the terms of the contract dictate what happens when the arrangement expires.
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.
Do rules differ by region or city for land ownership in Colombia right now?
The core legal framework for foreign property ownership in Colombia is national, meaning the same constitutional rights and registration rules apply whether you buy in Bogota, Medellin, Cartagena, or a small town in the Coffee Triangle.
However, your transaction costs and processing times can vary by department and municipality because some fees (like departmental stamps) and the annual property tax (impuesto predial) are set at the local level.
These regional differences exist because Colombia's fiscal system allows municipalities to determine their own property tax rates based on cadastral valuations, which is why holding costs for a similar property can differ noticeably between a Bogota neighborhood like Chapinero and a coastal area in Santa Marta.
We cover a lot of different regions and cities in our pack about the property market in Colombia.
Can I buy land in Colombia through marriage to a local in 2026?
As of early 2026, marriage to a Colombian citizen does not unlock any special property rights because foreigners can already buy residential property in Colombia without any spousal requirement.
If you decide to purchase property jointly with a Colombian spouse, you should ensure both names appear on the registered title (matricula inmobiliaria) and consider a prenuptial or property agreement to clarify ownership shares and protect your investment.
In the event of divorce, Colombian family law governs how marital assets are divided, so a foreign spouse whose name is not on the title may have limited claims unless they can prove financial contribution or have a formal agreement in place.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Colombia.
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.
What eligibility and status do I need to buy land in Colombia?
Do I need residency to buy land in Colombia in 2026?
As of early 2026, you do not need Colombian residency or any specific visa to purchase residential property in Colombia, as the transaction itself is open to non-residents.
What matters more than residency status is how you bring your money into Colombia: non-residents must channel funds through the official foreign exchange market and may need to register the investment with the central bank (Banco de la Republica) to ensure clean repatriation later.
It is legally possible for a foreigner to buy property in Colombia remotely using a power of attorney (poder), and many steps including RUT registration and some filing processes can be handled without being physically present in the country.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Colombia here.
Do I need a local tax number to buy lands in Colombia?
In practice, you will almost always need a RUT (Registro Unico Tributario) tax identification number to complete a property purchase in Colombia because notaries and banks typically require it for the transaction paperwork.
The good news is that DIAN (Colombia's tax authority) allows foreigners living abroad to apply for or update their RUT remotely by submitting scanned identification documents through the official DIAN website, a process that usually takes a few days to a couple of weeks.
While opening a Colombian bank account is not legally required to buy property, having one makes it much easier to pay notary fees, transfer funds, handle utilities, and pay the annual property tax (impuesto predial).
Is there a minimum investment to buy land in Colombia as of 2026?
As of early 2026, there is no government-mandated minimum investment amount for foreigners to purchase residential property in Colombia, meaning you can buy a property at any price point that fits your budget.
However, if your goal is to qualify for an investor visa (Visa M or Visa R), then separate immigration rules apply that may require you to demonstrate a minimum investment threshold, and the Banco de la Republica has specific procedures for registering visa-related investments.
Are there restricted zones foreigners can't buy in Colombia?
Colombia does not have "foreigner-only" restricted zones, but certain land categories are off-limits to everyone (including Colombians) because they are constitutionally protected as inalienable public goods.
The main restricted categories include national parks and protected natural areas, indigenous resguardos (collective territories), and some Afro-Colombian collective lands established under Law 70 of 1993, none of which can be freely bought or sold on the open market.
To verify whether a specific parcel falls within a restricted zone, you should obtain the official Certificado de Tradicion y Libertad (CTL) from the Supernotariado registry and have a lawyer check for any annotations indicating special land status or overlapping protected-area designations.
Can foreigners buy agricultural, coastal or border land in Colombia right now?
Foreigners can generally purchase agricultural, coastal, and border land in Colombia in 2026, as there is no blanket prohibition based on nationality for these land types.
For agricultural land, the main risk is not a legal ban but practical complications like overlapping claims with indigenous resguardos, informal occupants, or agrarian reform designations that can cloud your title.
Coastal land purchases require extra due diligence because some beachfront areas may have public maritime zone (zona de playa) restrictions or environmental protections that limit what you can actually build or own.
Border land near Venezuela, Ecuador, Peru, or Brazil does not have specific foreigner restrictions in the same way some countries do, but remote border areas often have weaker title documentation and higher risk of informal occupation disputes.
Get fresh and reliable information about the market in Colombia
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What are the safest legal structures to control land in Colombia?
Is a long-term lease equivalent to ownership in Colombia right now?
A long-term lease in Colombia is not equivalent to ownership because ownership is a real right (derecho real) recorded in the public property registry, while a lease is simply a contractual arrangement between two parties.
Lease terms in Colombia are governed by contract law and can be negotiated for extended periods, but the critical issue is not the length of the lease but rather whether it can be registered for third-party effectiveness and whether it survives if the landlord sells the property or dies.
In most cases, you can transfer or assign lease rights if your contract explicitly allows it, but selling a lease is far more complicated than selling registered title, and many buyers (especially other foreigners) will be reluctant to take on the same risks you faced.
Can I buy land in Colombia via a local company?
Yes, foreigners can purchase land in Colombia through a locally registered company (such as a Sociedad por Acciones Simplificada or SAS), and there is no restriction on foreign ownership percentage in a Colombian company holding residential property.
However, buying through a company adds corporate formation costs, annual maintenance, tax filings, and an extra layer of foreign investment compliance with the Banco de la Republica, so it only makes sense if you have specific reasons like estate planning, multiple co-owners, or business integration.
What "grey-area" ownership setups get foreigners in trouble in Colombia?
Grey-area ownership arrangements are unfortunately common among foreigners in Colombia who believe (incorrectly) that they face legal barriers and need workarounds to buy property.
The most problematic setup is the "testaferro" or nominee arrangement, where you pay for the property but a Colombian friend, partner, or lawyer holds the title in their name, leaving you with no legal protection if the relationship sours or the nominee dies.
Other common mistakes include skipping the official CTL title verification, buying based on verbal promises or photocopies, and failing to register foreign investment funds properly with the central bank, which can block your ability to repatriate sale proceeds later.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Colombia.
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.
How does the land purchase process work in Colombia, step-by-step?
What are the exact steps to buy land in Colombia right now?
The standard process for buying residential property in Colombia involves selecting a property, obtaining the official Certificado de Tradicion y Libertad (CTL) to verify ownership and liens, signing a promesa de compraventa (promise-to-purchase contract), signing the escritura publica (deed) at a notary, registering the deed at the ORIP (registry office), and then obtaining your updated CTL showing you as the new owner.
From initial offer to final registration, a straightforward urban property purchase in Colombia typically takes 3 to 6 weeks, though deals involving title issues, rural land, or boundary complications can stretch to 3 months or longer.
The key documents you will sign include the promesa de compraventa (which sets the price, deposit, timeline, and penalties for non-compliance), the escritura publica (the formal deed executed before a notary), and the registration filing that gets submitted to the ORIP to officially transfer ownership.
What scams are common when it comes to buying land in Colombia right now?
What scams target foreign land buyers in Colombia right now?
Scams targeting foreign buyers in Colombia are common enough that due diligence should never be skipped, particularly in popular expat destinations like Medellin's El Poblado, Cartagena's Bocagrande, and rural areas near Santa Marta.
The most common scams include fake sellers who claim to represent the actual owner, pressure tactics pushing you to pay a deposit before verifying the CTL, hidden liens or embargoes that only appear after you have paid, and boundary misrepresentation where the actual registered plot is smaller than what you were shown.
The top warning signs of a fraudulent deal are urgency to pay before you can verify documents, a seller who cannot produce the original CTL or deed, and prices that seem too good to be true compared to similar properties in the same neighborhood.
If you fall victim to a scam, your legal recourse in Colombia includes filing a criminal complaint (denuncia) and pursuing civil action, but recovery is often slow and uncertain, which is why prevention through proper verification is far more effective than trying to recover losses afterward.
We cover all these things in length in our pack about the property market in Colombia.
How do I verify the seller is legit in Colombia right now?
The most reliable way to verify a seller in Colombia is to obtain the official Certificado de Tradicion y Libertad (CTL) from the Supernotariado registry, which shows the current registered owner and whether that person matches who is trying to sell you the property.
To confirm the title is clean and free of disputes, you need to read the CTL carefully for any annotations indicating mortgages, embargoes (court-ordered holds), easements, usufructs, or pending legal claims against the property.
Liens, mortgages, and debts attached to the land will appear on the CTL, but you should also request separate certificates for HOA (administracion) debts if buying an apartment, plus receipts for property tax (predial) and utilities to catch non-title obligations.
The most essential professional for verifying seller legitimacy is a Colombian lawyer (abogado) experienced in real estate transactions, who can interpret the CTL, verify the seller's identity documents, and ensure the power of attorney (if used) is valid and properly notarized.
How do I confirm land boundaries in Colombia right now?
The standard procedure for confirming land boundaries in Colombia is to review the linderos (boundary descriptions) recorded in the escritura publica and the property's registry folio, then compare these legal descriptions against what you can see on the ground.
The official documents you should review include the CTL (which references the registered folio), the original deed with boundary descriptions, and any available cadastral maps from IGAC (Instituto Geografico Agustin Codazzi) that show the parcel's shape and dimensions.
Hiring a licensed surveyor (topografo) is highly recommended for any land or house purchase outside of a standard condominium, as they can physically verify that the fences, walls, or markers on the ground match the registered boundaries and area.
Common boundary problems foreign buyers encounter in Colombia include discovering the actual plot is smaller than advertised, finding that a neighbor's structure encroaches on your registered land, or learning that an informal path or road cuts through your property without being reflected in the title.
Buying real estate in Colombia can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will it cost me, all-in, to buy and hold land in Colombia?
What purchase taxes and fees apply in Colombia as of 2026?
As of early 2026, total buyer closing costs for residential property in Colombia typically range from 2% to 3.5% of the purchase price (roughly 85,000 to 150,000 Colombian pesos per million pesos of value, or about $20 to $35 USD per $1,000 of purchase price, or 19 to 32 EUR per 1,000 EUR).
The typical closing cost breakdown for a buyer includes registration taxes and fees paid to the ORIP (around 1.5% to 2%), departmental stamps and charges (variable by location), and a share of notary fees (often split with the seller, typically 0.3% to 0.5% of your share).
The main individual costs making up your closing expenses are the registro fee (the largest chunk), the notary's escritura fee, certificate costs like the CTL, and any departmental boleta fiscal or stamps required in your specific department.
These taxes and fees generally do not differ for foreign buyers compared to Colombian buyers, as Colombia applies the same transaction costs regardless of nationality.
What hidden fees surprise foreigners in Colombia most often?
Hidden or unexpected fees that surprise foreign buyers in Colombia typically add another 0.5% to 1.5% on top of the standard closing costs (roughly 20,000 to 60,000 pesos per million, or $5 to $15 USD per $1,000, or 5 to 14 EUR per 1,000 EUR).
The top hidden fees that catch foreigners off guard include FX compliance and accounting costs to properly register non-resident investment funds (which can run $500 to $2,000 USD), unpaid HOA administration fees inherited from the seller, property tax reassessments that hit after purchase, and boundary survey costs for land outside clean urban subdivisions.
These hidden fees typically appear at different stages: FX compliance costs arise before or during the purchase, HOA arrears show up at closing or just after, and property tax surprises come with your first predial bill the following year.
To protect yourself from unexpected fees, request written certificates of tax and HOA payment status before signing the promesa, budget for FX registration if you are a non-resident, and get a lawyer to review all potential liabilities before you commit to the purchase.
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 Colombia, 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 |
|---|---|---|
| Colombia Senate Constitutional Database | Official legislative repository maintained by Colombia's Congress. | We cited Article 100 to establish that foreigners have the same civil rights as Colombians. We used it as the legal foundation for the "no nationality ban" conclusion. |
| Ventanilla Unica de Inversion (VUI) | Government one-stop investment portal for foreign investors. | We used it to confirm equal property rights and explain FX channeling requirements for non-residents. We referenced it as the clearest government statement on foreign buyer eligibility. |
| Supernotariado Certificate Portal | Official registry authority for all Colombian property records. | We explained how to obtain and read the CTL for title verification. We used it as the primary tool for confirming ownership and spotting liens. |
| Banco de la Republica Foreign Investment Hub | Colombia's central bank administers the FX and investment regime. | We used it to explain FX channeling and investment registration requirements. We clarified why proper compliance matters for repatriation. |
| DIAN RUT Registration Page | Colombia's tax authority with official procedures. | We explained how foreigners abroad can obtain a RUT remotely. We used it to answer practical questions about tax numbers. |
| Bogota Treasury (Predial Calculation) | Official municipal tax authority explanation. | We used it to explain how annual property tax is calculated from cadastral value. We illustrated why holding costs vary by city. |
| Parques Nacionales Resolution 697 | Official national parks authority document. | We used it to explain restricted land categories in protected areas. We warned buyers that park land has special acquisition limits. |
| MinAgricultura Resguardo Guidance | Ministry of Agriculture's official normative explanation. | We explained why indigenous resguardo land cannot be purchased. We flagged this as a major title-risk category for rural buyers. |
| Metrocuadrado 2026 Cost Guide | Major Colombian property portal with practical market data. | We used it to illustrate buyer vs. seller cost splits in 2026. We cross-checked it against official fee structures for accuracy. |
| Colombia Agil Registration Guide | Government portal documenting digitized public procedures. | We explained what property registration accomplishes legally. We used it to clarify that registration makes ownership official. |
Get the full checklist for your due diligence in Colombia
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