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Everything you need to know before buying real estate is included in our Colombia Property Pack
Buying property in Colombia can indeed qualify you for residency, but specific investment thresholds and legal requirements must be met. As of September 2025, foreign investors need to invest at least COP 498 million (approximately $100,000-$120,000 USD) in Colombian real estate to qualify for the Migrant Visa (M-10), which serves as a pathway to permanent residency and eventually citizenship.
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Colombia's property investment visa requires a minimum investment of 350 times the monthly minimum wage (approximately $100,000-$120,000 USD as of 2025).
The investment must be fully owned, properly registered with Banco de la República, and maintained throughout the visa period to qualify for the M-10 Migrant Visa.
| Requirement | Details | Timeline |
|---|---|---|
| Minimum Investment | COP 498,225,000 (~$100K-$120K USD) | One-time payment |
| Property Types | Residential, commercial, or land | N/A |
| Ownership Method | Full ownership (no financing) | Before visa application |
| Registration | Banco de la República foreign investment | After purchase |
| Initial Visa | M-10 Migrant Visa (1-3 years) | After registration |
| Permanent Residency | R visa after continuous residence | After 5 years |
| Citizenship | Colombian nationality application | After 10 years total |
How much money do you need to invest in property in Colombia to qualify for residency?
You need to invest a minimum of COP 498,225,000 (approximately $100,000 to $120,000 USD) in Colombian property to qualify for residency as of 2025.
This amount represents exactly 350 times Colombia's current monthly minimum wage (SMMLV), which is the legal requirement established by Colombian immigration law. The minimum wage in Colombia for 2025 is COP 1,423,500, making the calculation straightforward: 350 × COP 1,423,500 = COP 498,225,000.
The investment threshold fluctuates with Colombia's minimum wage, which typically increases each year. This means that if you're planning to apply for visa renewal in future years, your property value must still meet or exceed the minimum investment requirement at that time. For example, if Colombia's minimum wage increases by 5% in 2026, your property investment would need to maintain a value of approximately COP 523,136,250 or higher.
Exchange rate volatility affects the USD equivalent, but Colombian immigration authorities calculate the requirement strictly in Colombian pesos. As of September 2025, with exchange rates fluctuating between 4,100 and 4,400 COP per USD, this translates to roughly $113,000 to $121,000 USD.
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What types of property purchases count toward the residency requirement in Colombia?
Residential properties, commercial properties, and land parcels all qualify toward Colombia's residency investment requirement, provided they meet the minimum value threshold and legal ownership criteria.
Residential properties include apartments, houses, condominiums, and townhomes in any Colombian city or rural area. These represent the most common choice for foreign investors seeking residency, particularly in cities like Bogotá, Medellín, Cartagena, and Cali where property values easily exceed the minimum investment requirement.
Commercial properties such as office buildings, retail spaces, warehouses, and mixed-use developments also qualify for the investment visa. Many investors prefer commercial properties in Colombia's major business districts because they often generate higher rental yields compared to residential properties, with commercial rental yields in Bogotá averaging 8-12% annually.
Raw land purchases qualify as long as the land has clear title, proper zoning, and meets the minimum investment value. This includes agricultural land, development plots, and vacant lots suitable for future construction. However, land purchases require more due diligence regarding zoning restrictions and development potential.
The property must be legally titled, properly registered in Colombian property records, and free of liens or encumbrances. Properties under construction can qualify if you own the finished unit upon completion and the total investment meets the threshold.
Does the property need to be residential, commercial, or can it be land only?
Land-only purchases qualify for Colombia's property investment visa, but the land must meet the same minimum value requirement and registration standards as built properties.
Vacant land in prime locations often exceeds the COP 498 million threshold, particularly in developing areas around major Colombian cities. For instance, a 1,000-square-meter plot in Medellín's expanding zones or near Cartagena's tourist areas can easily surpass $120,000 USD in value.
Agricultural land presents another viable option, especially in Colombia's coffee regions or near emerging agribusiness zones. However, foreign ownership of rural agricultural land faces some restrictions under Colombian law, particularly for properties exceeding certain size limits or in border regions.
Development land offers potential advantages for investors planning to build residential or commercial projects. Purchasing land with approved building permits or in areas zoned for development can provide both residency qualification and future appreciation potential as Colombia's urban areas continue expanding.
When purchasing land-only, ensure the property has clear title documentation (Certificado de Tradición y Libertad), proper zoning classification, and access to basic utilities or infrastructure. Land without legal access or utilities may face valuation challenges during the visa application process.
Is there a minimum property value set in Colombian pesos or U.S. dollars?
The minimum property value is set exclusively in Colombian pesos at COP 498,225,000 as of 2025, not in U.S. dollars, and this peso amount adjusts annually based on Colombia's minimum wage increases.
Colombian immigration law specifically ties the investment requirement to 350 times the monthly minimum wage (SMMLV), which is calculated and published annually in Colombian pesos by the Ministry of Labor. This means the threshold increases each year alongside minimum wage adjustments, typically rising by 3-7% annually.
Exchange rate fluctuations between the Colombian peso and U.S. dollar do not affect the legal requirement, but they impact how much foreign currency you need to make the qualifying investment. During periods when the peso weakens against the dollar, the USD equivalent decreases, making the investment more affordable for American and European investors.
For practical planning purposes, budget approximately $110,000 to $130,000 USD to account for exchange rate volatility and ensure your investment comfortably exceeds the minimum threshold. Property values are typically negotiated and appraised in Colombian pesos, though luxury properties in tourist areas like Cartagena may be priced in U.S. dollars.
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Do you need to buy the property outright, or can you finance it with a mortgage?
You must purchase the property outright without financing or mortgages to qualify for Colombia's property investment visa - partially financed properties do not meet the residency requirements.
Colombian immigration authorities require proof that the full investment amount represents genuine foreign capital brought into the country. When you finance a property purchase through a Colombian bank or international lender, only your down payment and equity contributions count toward the investment threshold, not the total property value.
This requirement means that if you purchase a COP 800 million property with a COP 300 million down payment and COP 500 million mortgage, only the COP 300 million cash investment qualifies toward residency. Since this falls below the COP 498 million minimum, the purchase would not qualify for the investment visa.
International buyers often use bridge financing or home equity loans from their home countries to fund the full cash purchase in Colombia. This approach allows them to access financing while meeting Colombian residency requirements, since the Colombian property purchase itself involves no local financing.
Some investors coordinate the sale of properties in their home countries to fund Colombian real estate purchases, providing both the required cash investment and potential tax advantages depending on their home country's tax treatment of international property exchanges.
How long does the property have to be held before you can apply for residency?
You can apply for residency immediately after completing the property purchase and foreign investment registration - there is no mandatory holding period before submitting your visa application.
The key requirement is completing the foreign direct investment registration with Banco de la República (Colombia's central bank) after the property purchase closes. This registration process typically takes 2-4 weeks after the property deed is recorded, depending on the completeness of your documentation and the bank's processing time.
Once you receive the Certificate of Foreign Investment from Banco de la República, you can immediately begin preparing your M-10 visa application. The entire process from property purchase to visa approval typically takes 2-4 months, assuming all documentation is properly prepared and submitted.
However, you must maintain ownership of the qualifying property throughout your residency period. Selling the property before obtaining permanent residency (which requires 5 years of continuous residence) would disqualify you from visa renewals and could result in losing your residency status.
During visa renewals, Colombian immigration authorities verify that you still own the qualifying property and that its current market value meets or exceeds the minimum investment threshold applicable at the time of renewal.
What type of visa does a property purchase qualify you for, and how long is it valid?
Property investment qualifies you for Colombia's Migrant Visa (M-10), also known as the Real Estate Investor Visa, which is initially valid for 1-3 years and renewable as long as you maintain the qualifying investment.
The M-10 visa grants you temporary resident status in Colombia with the right to live, work, and conduct business throughout the country. Unlike tourist visas, the M-10 has no restrictions on employment or business activities, making it ideal for investors planning to relocate or establish businesses in Colombia.
Initial visa validity depends on your investment amount and immigration officer discretion, but typically ranges from 1-3 years. Larger investments above the minimum threshold may receive longer initial validity periods, though this is not guaranteed. Most investors receive 2-year initial visas.
Visa renewal requires demonstrating continued property ownership, maintaining the minimum investment value, and spending at least 180 days per year physically present in Colombia. Each renewal period can extend the visa for additional 1-3 year periods, allowing indefinite renewal as long as requirements are met.
After maintaining M-10 status and continuous residence for 5 years, you become eligible to apply for permanent residency (R visa), which eliminates the need for future renewals and reduces physical presence requirements to maintain status.
Can family members also get residency if one person buys the property?
| Family Member | Eligibility | Requirements |
|---|---|---|
| Spouse/Partner | Automatically included | Marriage certificate or civil union proof |
| Children (under 18) | Automatically included | Birth certificates showing parentage |
| Children (18-25) | Included if dependent | Proof of financial dependency and enrollment in education |
| Parents | Included if dependent | Proof of financial dependency on primary applicant |
| Siblings | Not eligible | Must apply independently |
| Adult children (25+) | Not eligible unless disabled | Medical certification of permanent disability |
| Extended family | Not eligible | Must apply independently |
What documents are required to prove the purchase when applying for residency?
You must provide the property title deed, foreign investment registration certificate from Banco de la República, proof of payment, and apostilled personal documents to prove your qualifying purchase.
The Certificado de Tradición y Libertad serves as the official property title document, issued by Colombia's property registry office. This document must show clear title in your name, free of liens or encumbrances, and be issued within 30 days of your visa application for current validity.
Banco de la República's Certificate of Foreign Investment proves that your property purchase was properly registered as foreign direct investment. This certificate includes the investment amount, currency exchange details, and confirmation that funds originated from outside Colombia.
Payment proof includes bank transfer records, currency exchange declarations, and receipts showing the full purchase amount. Colombian authorities require detailed transaction records demonstrating that the full investment amount entered Colombia through official banking channels.
Personal documentation requires apostilled birth certificates, marriage certificates (if applicable), police background checks from your country of residence, and international health insurance coverage. All foreign documents must be translated into Spanish by certified translators and legalized through apostille or consular authentication.
Additional supporting documents include photographs, completed visa application forms, consular fees payment, and proof of accommodation in Colombia during the application process.
Does the investment need to be registered with a government agency like the Banco de la República?
Yes, you must register your property investment as foreign direct investment with Banco de la República within specific timeframes after completing the purchase, and this registration is mandatory for visa eligibility.
Foreign investment registration must occur within 5 business days for investments exceeding USD $500,000, or within 1 year for smaller investments that still meet the residency threshold. Since most qualifying property investments fall between $100,000-$500,000 USD, you typically have up to 12 months to complete registration.
The registration process requires submitting Form 4 (Foreign Investment Registration), currency exchange declarations showing fund sources, property purchase contracts, and title deeds to Banco de la República. The bank reviews documentation to verify that investment funds originated outside Colombia and entered through legitimate banking channels.
Registration fees typically cost 0.007% of the investment amount, or approximately $7-$14 USD per $100,000 invested. Processing time averages 2-4 weeks once complete documentation is submitted, though complex cases involving multiple properties or unclear fund sources may require additional review.
The Certificate of Foreign Investment issued upon approval serves as official proof for your visa application and any future renewals. This document also provides certain legal protections for foreign investors, including rights to repatriate investment proceeds if you eventually sell the property.
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.
Are there annual income or tax obligations tied to maintaining residency through property investment?
Colombia requires M-10 visa holders to spend at least 180 days annually in the country and may subject them to worldwide income taxation if they become tax residents, plus annual municipal property taxes on the investment property.
Physical presence requirements mandate spending 180 days per calendar year in Colombia to maintain your M-10 visa status. Colombian immigration tracks entries and exits through passport stamps and electronic systems, making compliance verification straightforward during renewal applications.
Tax residency occurs automatically when you spend 183 days or more in Colombia during a calendar year, making you liable for Colombian income tax on worldwide income. Colombia's progressive income tax rates range from 0% to 39%, with the highest rates applying to annual income exceeding COP 300 million (approximately $70,000 USD).
Property taxes in Colombia are assessed annually by municipal governments based on the property's cadastral value, typically ranging from 0.3% to 3.3% of assessed value depending on location and property type. For a $120,000 USD property, expect annual property taxes between $360-$3,960 USD.
Additional tax considerations include potential capital gains taxes when selling the property (ranging from 0-20% depending on holding period), rental income taxes if you lease the property, and wealth taxes if your total Colombian assets exceed COP 5 billion (approximately $1.1 million USD).
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Can residency obtained through property investment eventually lead to permanent residency or citizenship in Colombia?
Yes, Colombia's property investment visa provides a direct pathway to permanent residency after 5 years of continuous residence, followed by citizenship eligibility after an additional 5 years as a permanent resident.
After maintaining M-10 visa status for 5 consecutive years while meeting physical presence requirements (180 days annually), you can apply for Colombia's R visa (permanent residency). The R visa eliminates renewal requirements and reduces physical presence obligations to maintain status.
Permanent residents become eligible for Colombian citizenship after 5 years of R visa status, creating a total 10-year pathway from initial property investment to full citizenship. Colombian law allows dual citizenship, so you typically don't need to renounce your original nationality.
Citizenship application requires demonstrating Spanish language proficiency, basic knowledge of Colombian history and geography, and continued physical presence during the permanent residency period. Colombian citizenship provides full voting rights, passport privileges, and unrestricted property ownership throughout the country.
Alternative faster pathways exist for property investors who marry Colombian citizens (2-year path to citizenship) or make substantially larger investments exceeding COP 6.5 billion (approximately $1.5 million USD), which may qualify for expedited permanent residency consideration.
Colombian citizenship ranks favorably for global mobility, providing visa-free or visa-on-arrival access to over 130 countries, including most of Europe, much of Asia, and throughout Latin America.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Colombia's property investment visa offers one of Latin America's most accessible paths to residency for foreign investors, with a relatively low minimum investment threshold and straightforward qualification process.
The combination of reasonable investment requirements, family inclusion benefits, and eventual citizenship possibilities makes Colombia's program particularly attractive for investors seeking long-term residency in a strategically located South American country.
Sources
- CitizenX Colombia Citizenship Investment
- Golden Harbors Colombia Investment Visa
- Nexo Legal Colombian Visa Guide 2025
- Colombia Visas Real Estate Investment Guide
- The LatinVestor Colombian Real Estate Visa
- Nexo Legal Real Estate Investment Colombia 2025
- Affirma Law Real Estate Investor Visa
- Expat Group Real Estate Visa