Colombia: Property rights for foreigners vs. citizens

Authored by the expert team that managed and guided the Colombia Property Pack

Everything you need to know before buying real estate is included in our Colombia Property Pack

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Colombia. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The LatinVestor, we explore the Colombian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Bogotá, Medellín, and Cartagena. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can foreigners legally buy land in Colombia?

Yes, foreigners can legally purchase land in Colombia without any special permits or restrictions.

The Colombian government grants foreign buyers the same legal rights as Colombian citizens when it comes to property ownership. You can purchase residential land, commercial properties, apartments, and rural estates using only your passport as identification.

Colombian property law does not distinguish between foreign and domestic buyers in terms of legal capacity to own real estate. The Constitution and Civil Code establish equal treatment for property rights regardless of nationality, making Colombia one of the most foreigner-friendly real estate markets in Latin America.

Foreign buyers must follow the same legal procedures as locals, including property registration through notaries and local property registry offices. The only additional requirement involves compliance with anti-money laundering regulations when transferring funds from abroad for the purchase.

It's something we develop in our Colombia property pack.

Are there any restrictions on the size or type of property foreigners can own?

Foreigners face no restrictions on property size or type in Colombia, with the same ownership rights as Colombian citizens.

You can purchase any size of residential property, from small apartments in Bogotá to large estates in rural areas. Commercial properties, including office buildings, retail spaces, and industrial facilities, are equally available to foreign buyers without size limitations.

The Colombian real estate market allows foreigners to own condominiums, single-family homes, vacant land for development, agricultural properties, and mixed-use buildings. There are no caps on the total value or square footage of properties that foreign individuals can own.

Rural properties, including farms and ranches, can be purchased by foreigners in most areas of the country. However, certain agricultural zones may have specific regulations related to land use rather than ownership restrictions based on nationality.

Do foreigners need to be residents to purchase property in Colombia?

No residency requirement exists for foreigners to purchase property in Colombia.

You can buy Colombian real estate as a tourist or non-resident using only your valid passport. The purchase process does not require a Colombian visa, resident status, or any minimum stay requirement in the country.

Many foreign buyers complete their property transactions while visiting Colombia on tourist visas, which typically allow stays of 90 days. The legal process for property purchase can usually be completed within this timeframe for straightforward transactions.

While property ownership doesn't require residency, making a significant real estate investment may qualify you for an investor visa (M-type Visa). However, as of September 2025, property investment alone no longer grants automatic permanent residency, though it can contribute to visa applications.

Registration of your investment with the Colombian Central Bank is recommended for legal protections and potential visa benefits, but this occurs after purchase rather than as a prerequisite.

Is there a difference in property rights between urban and rural land for foreigners?

Foreigners enjoy equal property rights for both urban and rural land in Colombia, with identical legal protections and ownership privileges.

Urban properties in cities like Bogotá, Medellín, Cartagena, and Cali can be purchased by foreigners with the same ease as rural properties. The registration process, legal documentation, and ownership rights remain consistent regardless of location.

Rural land purchases follow the same legal framework as urban properties, allowing foreigners to own farms, ranches, and agricultural land without additional restrictions. The Colombian government treats all property types equally under the law for foreign ownership purposes.

The only distinction comes from specific zoning regulations that apply equally to all buyers, regardless of nationality. Urban properties must comply with city planning regulations, while rural properties may have agricultural or environmental use restrictions that affect all owners.

Property Type	Foreign Ownership Rights	Special Requirements
Urban residential (apartments, houses)	Full ownership rights	Standard registration only
Urban commercial (offices, retail)	Full ownership rights	Standard registration only
Rural residential properties	Full ownership rights	Standard registration only
Agricultural land and farms	Full ownership rights	May require agricultural use compliance
Vacant development land	Full ownership rights	Local zoning compliance required
Mixed-use properties	Full ownership rights	Standard registration only

Are there areas in Colombia where foreigners are not allowed to buy property, such as near borders or coastlines?

Yes, foreigners cannot purchase vacant real estate adjacent to Colombian shores and borders that was allocated by the state after 1940.

The specific restriction applies to undeveloped coastal properties and border areas where the Colombian government distributed land after 1940. This includes certain beachfront lots along the Caribbean and Pacific coasts, as well as properties directly adjacent to international borders with Venezuela, Brazil, Peru, Ecuador, and Panama.

Developed coastal properties with existing structures, such as apartments, houses, or commercial buildings, can typically be purchased by foreigners. The restriction primarily affects vacant beachfront land that was granted by the state in previous decades.

Border areas may have additional security-related restrictions, particularly in regions with ongoing security concerns. Some protected natural areas and indigenous territories may also have limitations that apply to all buyers, not specifically targeting foreigners.

Most popular coastal destinations for foreign buyers, including Cartagena, Santa Marta, and Barranquilla, offer numerous properties that foreigners can legally purchase. It's essential to verify the property's legal status and history before making an offer on coastal or border-area real estate.

Do foreigners have the same rights to inherit property in Colombia as Colombian citizens?

Foreigners enjoy identical inheritance rights as Colombian citizens when it comes to property ownership and succession.

Colombian inheritance law treats foreign property owners equally with nationals for all aspects of property succession. When a foreign property owner dies, their heirs can inherit Colombian real estate directly through the same legal process that applies to Colombian citizens.

The inheritance process follows Colombian succession law, which recognizes both wills and intestate succession (inheritance without a will). Foreign heirs can inherit property from deceased foreign owners, and Colombian heirs can inherit from foreign property owners under the same legal framework.

Property inherited by foreigners maintains the same ownership rights as property purchased directly. The inherited property can be sold, rented, or transferred using the standard procedures available to all property owners in Colombia.

Cross-border inheritance may involve additional documentation requirements, such as certified translations of foreign documents or apostilled certificates, but the fundamental rights remain identical to those of Colombian citizens.

Can foreigners own property in their own name, or do they need to use a Colombian corporation or trust?

Foreigners can own Colombian property directly in their own name without requiring a corporation or trust structure.

Individual ownership allows foreigners to hold title to residential and commercial properties using their passport and personal identification. The property deed will show the foreign buyer as the direct owner, providing the same legal protections as Colombian citizen ownership.

While direct individual ownership is permitted and most common, some foreign buyers choose to establish Colombian corporations for tax planning, estate planning, or business purposes. This choice is optional rather than mandatory for legal ownership.

Trust structures are not commonly used for property ownership in Colombia, as the legal framework primarily recognizes direct individual or corporate ownership. The Colombian legal system does not require foreign buyers to use local nominees or proxy ownership arrangements.

It's something we develop in our Colombia property pack.

Are property titles and registrations handled the same way for foreigners as for citizens?

Property titles and registration procedures are identical for foreigners and Colombian citizens, following the same legal process and documentation requirements.

All property transactions in Colombia must be completed through a public notary (notaría), regardless of the buyer's nationality. The notary reviews the property's legal status, verifies the seller's ownership, and ensures all documentation meets legal requirements before authorizing the sale.

After notarization, the property deed must be registered with the local property registry office (Oficina de Registro de Instrumentos Públicos). This registration process follows identical procedures for foreign and domestic buyers, establishing legal title and public record of ownership.

The required documentation includes the property deed, identification documents, property tax certificates, and proof of payment. Foreign buyers must provide their passport instead of a Colombian ID card, but all other requirements remain the same.

Title insurance and property surveys follow the same standards for all buyers. The legal protections, warranties, and remedies available through the Colombian property registration system apply equally to foreign and domestic property owners.

Do foreigners face higher property taxes, fees, or transaction costs compared to Colombians?

Foreigners pay identical property taxes, fees, and transaction costs as Colombian citizens with no additional surcharges or foreign buyer penalties.

Annual property taxes (impuesto predial) are calculated based on the property's cadastral value and location, regardless of the owner's nationality. Tax rates typically range from 0.3% to 1.6% of the cadastral value annually, depending on the municipality and property type.

Transaction costs during purchase include notary fees (approximately 0.27% of property value), registration fees (approximately 0.5% of property value), and legal fees. These costs apply uniformly to all buyers without nationality-based variations.

The transfer tax (beneficencia y contribución) applies equally to all property transactions at rates that vary by municipality, typically ranging from 0.5% to 1% of the property value. Foreign buyers do not face premium rates or additional transfer taxes.

Cost Category	Rate/Percentage	Applies to Foreigners
Notary fees	~0.27% of property value	Same as citizens
Registration fees	~0.5% of property value	Same as citizens
Transfer tax (beneficencia)	0.5%-1% varies by municipality	Same as citizens
Annual property tax	0.3%-1.6% of cadastral value	Same as citizens
Legal representation	1%-2% of property value	Same as citizens

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 foreigners allowed to rent out their Colombian property for income in the same way as locals?

Foreigners have identical rights to rent out their Colombian properties for income, following the same regulations and tax obligations as local property owners.

Rental income from Colombian properties is subject to local income tax regardless of the owner's nationality. Foreign property owners must register with the Colombian tax authority (DIAN) and pay income tax on rental earnings at the same rates as Colombian citizens.

Short-term rental platforms like Airbnb are available to foreign property owners under the same regulations that apply to Colombian hosts. As of September 2025, short-term rentals in major cities may require specific licenses or registrations depending on local municipal regulations.

Long-term rental agreements follow Colombian rental law (Ley de Arrendamientos), which provides the same tenant protections and landlord rights regardless of property owner nationality. Foreign landlords can use standard Colombian rental contracts and legal procedures for tenant disputes.

Property management services are widely available for foreign owners who live abroad, allowing remote management of rental properties through local real estate agencies and property management companies.

What legal protections do foreigners have if there is a dispute over property ownership?

Foreign property owners receive the same legal protections as Colombian citizens through the Colombian court system and property law framework.

The Colombian Constitution guarantees equal treatment under the law regardless of nationality, ensuring foreign property owners have access to the same legal remedies, court procedures, and enforcement mechanisms as domestic owners.

Property disputes are resolved through Colombian civil courts, where foreign owners can seek protection for ownership rights, boundary disputes, title defects, and contract violations. The legal system provides appeals processes and higher court review for complex cases.

Title insurance, when purchased, provides additional protection for foreign buyers against ownership defects, forgery, or undisclosed liens. Colombian law also provides statutory warranties and protections for good faith purchasers of real estate.

Legal representation is available through Colombian law firms that specialize in real estate and foreign investment. Many attorneys in major cities speak English and understand international property investment requirements.

It's something we develop in our Colombia property pack.

Are there any additional steps foreigners must take to transfer money from abroad for property purchases in Colombia?

Foreign buyers must comply with Colombian anti-money laundering regulations and foreign exchange controls when transferring purchase funds from abroad.

All international money transfers for property purchases exceeding USD 10,000 must be reported to the Colombian Central Bank (Banco de la República) through a foreign exchange declaration form. This registration is mandatory for legal protection and potential visa applications.

The funds must be transferred through authorized financial institutions, including Colombian banks or licensed exchange houses. Wire transfers should include proper documentation showing the source of funds and purpose of the transfer as real estate purchase.

Banks typically require proof of legal income source for large transfers, such as employment certificates, business income statements, or documentation showing the legitimate origin of funds. This documentation helps ensure compliance with international anti-money laundering standards.

Registration with the Central Bank provides legal protection for the investment and allows future repatriation of funds when selling the property. Foreign buyers who fail to properly register their investment may face complications when attempting to transfer sale proceeds abroad.

1. **Documentation required for money transfers:** - Valid passport and identification - Foreign exchange declaration form (Formulario No. 4) - Proof of legal income source - Purchase contract or reservation agreement - Banking authorization from originating country2. **Authorized transfer methods:** - International wire transfers through Colombian banks - Licensed foreign exchange houses (casas de cambio) - International money transfer services with Colombian partnerships - Certified bank drafts from recognized international banks - Electronic transfers through authorized financial platforms3. **Central Bank registration requirements:** - Investments over USD 10,000 must be registered - Registration within 5 business days of fund receipt - Declaration of investment purpose and property details - Submission through authorized financial intermediary - Retention of registration certificate for legal protection4. **Compliance deadlines and procedures:** - Foreign exchange declaration within 5 days of transfer - Property registration within 30 days of purchase - Tax registration if generating rental income - Annual reporting for investments over USD 500,000 - Maintenance of transfer documentation for audit purposes5. **Legal protections from proper registration:** - Right to repatriate funds upon property sale - Protection against currency restrictions - Eligibility for investor visa applications - Legal recognition of foreign investment status - Access to Colombian legal system protections

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.

Sources

1. Colombia Law Connection - Buying Property in Colombia
2. Wise - Buying Property in Colombia Guide
3. Global Property Guide - Colombia Buying Guide
4. Gutierrez Group - Buying Land in Colombia
5. LinkedIn - Foreign Property Purchase Rights
6. LCG Colombia - Property Buying Guide
7. Restrepo Legal - Property Purchase Visa Changes
8. Multilaw - Colombia Real Estate Guide