Colombia: Golden Visa worth it for investors?

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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 much money do I actually need to invest in Colombian real estate to qualify for the Golden Visa?

The Colombian Golden Visa requires a minimum investment of 350 Colombian minimum monthly wages, which equals approximately $105,000 to $120,000 USD as of September 2025.

This amount fluctuates with Colombia's annual minimum wage adjustments and the peso-to-dollar exchange rate. At the current rate of approximately 4,100 COP per USD, you need around 498,225,000 Colombian pesos for the minimum investment.

However, experienced immigration lawyers recommend investing closer to 900 million COP (approximately $219,500 USD) to create a buffer for future renewals. Since the minimum wage increases annually, your initial investment might fall below the threshold in subsequent years, potentially jeopardizing your visa renewal.

The investment must be declared as Foreign Direct Investment (FDI) and registered with the Colombian Central Bank. This registration process is mandatory and ensures your investment qualifies for the M-10 investor visa program.

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

What kinds of properties in Colombia are eligible for the Golden Visa—can I buy an apartment, land, or commercial space?

All types of real estate qualify for the Colombian Golden Visa, including residential apartments, commercial properties, and raw land.

The key requirements are that the property must be properly titled, registered in your name exclusively, and meet the minimum investment threshold. Mixed-use developments, office buildings, retail spaces, and undeveloped land parcels are all acceptable options for the M-10 visa program.

However, the property must be owned outright—you cannot use mortgaged properties or partial ownership structures to meet the investment requirement. The full purchase amount must come from your own funds and be properly documented through the Colombian banking system.

Urban properties in major cities like Bogotá, Medellín, and Cartagena tend to offer better liquidity and rental potential compared to rural land investments. Beachfront properties in coastal areas like Cartagena are particularly popular among Golden Visa applicants due to their tourism rental potential.

What are the government fees, legal fees, and hidden costs on top of the property purchase itself?

The total additional costs for obtaining a Colombian Golden Visa typically range from $2,000 to $4,000 USD beyond your property purchase.

How long does the Golden Visa last, and what does the renewal process look like?

The Colombian M-10 Golden Visa lasts for 3 years and can be renewed indefinitely as long as you maintain the minimum investment requirement.

The renewal process requires proving that your property investment still meets the current minimum wage threshold, which increases annually. This is why many experts recommend investing significantly above the minimum to avoid complications during renewal periods.

You must submit updated property valuations, tax payment certificates, and proof that the investment remains registered as Foreign Direct Investment. The renewal application must be filed at least 30 days before your current visa expires to avoid legal complications.

Processing times for renewals typically take 30-60 days, and the government fees remain the same as the initial application. Missing a renewal deadline can result in losing your legal status and requiring you to restart the entire visa process from abroad.

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Can I eventually apply for permanent residency or citizenship through this visa, and if so, after how many years?

Yes, the Colombian Golden Visa provides a clear pathway to permanent residency after 5 years and citizenship after 10 years total.

After maintaining your M-10 investor visa for 5 consecutive years, you become eligible to apply for a Colombian resident (R) visa, which grants permanent residency status. This resident visa costs approximately $863 USD and eliminates the need for future renewals.

Once you hold permanent residency for an additional 5 years (10 years total from your initial Golden Visa), you can apply for Colombian citizenship through naturalization. Colombian citizenship allows dual nationality, so you won't need to renounce your original passport.

Throughout this process, you must maintain your minimum 180-day annual presence in Colombia and keep clean criminal records both in Colombia and your home country. The citizenship application involves a basic Spanish language test and knowledge of Colombian history and constitution.

What are the annual tax obligations in Colombia for foreign property owners, and how do they compare with my home country?

Colombian property owners face annual property taxes ranging from 0.5% to 1.6% of the cadastral value, which is typically lower than market value.

If you rent out your property, rental income is subject to Colombian income tax rates between 15% and 35% after standard deductions. Foreign residents who spend more than 183 days per year in Colombia become tax residents and must declare worldwide income to Colombian authorities.

Property transfer taxes of 1-2% of the declared sale value apply when you eventually sell the property. However, Colombia has tax treaties with many countries to avoid double taxation, though the specifics depend on your home country's agreement.

Compared to many developed countries, Colombian property taxes are relatively low. For example, U.S. property taxes typically range from 0.5% to 2.5% of assessed value, while Colombian rates are generally at the lower end of this spectrum based on cadastral rather than market values.

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

How easy is it to rent out property in major Colombian cities like Medellín, Bogotá, or Cartagena, and what are realistic rental yields?

Renting property in Colombia's major cities is straightforward, with established rental markets and professional property management companies available.

Gross rental yields typically range from 4-6% annually for long-term residential rentals, with tourist-focused short-term rentals achieving 8-10% in popular areas like Cartagena's historic center or Medellín's Zona Rosa. However, short-term rentals require more active management and face increasing regulations.

Bogotá offers the most stable rental market due to its large corporate presence and university population, while Medellín attracts significant expat rental demand. Cartagena's rental market is heavily tourism-dependent, creating higher yields but more seasonal volatility.

Property management companies typically charge 8-12% of rental income for full-service management, including tenant screening, maintenance, and legal compliance. Most major cities have multiple established agencies specializing in foreign-owned investment properties.

What restrictions exist on selling the property later—do I lose the visa if I sell, and how soon can I exit the investment?

Selling your qualifying property immediately terminates your Golden Visa eligibility, and your visa will not be renewed at the next renewal period.

You must maintain the minimum investment threshold continuously throughout your visa period. If you sell and reinvest in another qualifying property above the minimum threshold, you can maintain your visa status, but this requires proper documentation and legal processes.

There are no mandatory holding periods, so you can legally sell your property at any time. However, doing so without maintaining the investment requirement means losing your residency status and potentially having to leave Colombia within the visa's grace period.

Once you achieve permanent residency status after 5 years, you gain more flexibility with your original investment property, though some legal experts recommend maintaining some level of Colombian investment to demonstrate ongoing ties to the country for citizenship applications.

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 stable is Colombia's property market historically, and what do the trends show for capital appreciation in the next 5–10 years?

Colombian real estate has demonstrated steady appreciation over the past decade, driven by increasing foreign investment and urban expansion in major cities.

The Colombian property market is projected to grow by over $4.4 billion USD between 2023 and 2028, according to recent market analysis. Cities like Medellín and Bogotá have shown consistent annual appreciation rates of 3-7% over the past five years, outpacing inflation.

Coastal markets like Cartagena have experienced more volatile but generally positive trends, with beachfront properties appreciating 5-12% annually in prime locations. The growing expat population and tourism industry continue to drive demand in these areas.

Political stability improvements and economic reforms have attracted increased international investment, with Colombian real estate becoming more integrated into global investment portfolios. However, currency fluctuations between the peso and dollar can impact returns for foreign investors.

What are the residency requirements—do I need to live in Colombia full-time, or can I spend only a few weeks per year?

Colombian Golden Visa holders must spend at least 180 days per year in Colombia to maintain their residency status and pathway to permanent residency and citizenship.

This requirement is strictly enforced through entry and exit stamp monitoring by Colombian immigration authorities. Failing to meet the 180-day requirement can result in visa cancellation and loss of residency status.

The 180-day requirement can be met through multiple shorter visits throughout the year rather than one continuous stay. Many Golden Visa holders adopt a "six months in Colombia, six months elsewhere" lifestyle to meet this obligation.

Once you achieve permanent residency after 5 years, the physical presence requirements become more flexible, though you still need to demonstrate ongoing ties to Colombia for eventual citizenship applications.

How safe and transparent is the process of buying property in Colombia as a foreigner, and what protections exist against fraud?

Property purchases in Colombia are generally safe and transparent when conducted through proper legal channels, with foreigners enjoying the same ownership rights as Colombian nationals.

The Colombian notary system provides strong fraud protection through mandatory title searches, ownership verification, and public registry documentation. All property transfers must be notarized and registered with the local property registry office to be legally valid.

However, due diligence is essential—working with registered attorneys who specialize in foreign property purchases significantly reduces risks. Common fraud protection measures include comprehensive title searches, liens verification, and confirming the seller's legal capacity to transfer ownership.

Colombian law requires all property transactions above certain thresholds to be reported to financial authorities, creating additional documentation trails that help prevent fraud. Using established real estate agencies and legal firms that work regularly with foreign buyers provides additional security layers.

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

How does the Colombian Golden Visa compare with similar investor visas in nearby countries like Mexico, Panama, or Portugal in terms of costs, benefits, and flexibility?

Colombia offers one of the most cost-effective Golden Visa programs in the Americas, with significantly lower investment thresholds compared to most alternatives.

Panama's Golden Visa requires double Colombia's investment but offers faster processing and permanent residency pathways. However, Panama's program involves higher government fees and more complex requirements.

Portugal's Golden Visa provides European Union access but requires investments starting at €280,000 for properties in low-density areas, with prime locations requiring €500,000 or more. Portuguese processing times are longer and bureaucratic requirements more complex.

Mexico doesn't offer direct real estate-based residency, instead requiring proof of income or savings. Colombia's straightforward property-based approach provides clearer investment parameters and direct ownership benefits.

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. Colombian Visa Guide 2025 - Nexo Legal
2. Colombia Real Estate Investment Visa - ColombiaVisas.com
3. Colombian Investment Visa Guide - Medellin Advisors
4. Colombia Investment Visa - Golden Harbors
5. Colombia Investor Visas - IMI Daily
6. Portugal Golden Visa Fees 2025 - Portugal Pathways
7. Colombia Golden Visa - Mackrell International
8. Colombia Golden Visa - GoldenVisas.com