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 buy residential property in Colombia, and under certain conditions, that property purchase can help you qualify for residency and eventually citizenship.
Colombia does not offer automatic residency when you buy a home, but a qualifying real estate investment above a specific threshold can open the door to an Investor visa.
We constantly update this blog post to reflect the latest rules, thresholds, and official sources so you always have accurate information.
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
- The minimum property investment for Colombia's Investor (M) visa in 2026 is around COP 613 million (roughly USD 170,000), because the threshold is tied to 350 times the monthly minimum wage which changes every January.
- Colombia uses "domicile" rather than a strict "days per year" rule for citizenship, but being outside the country for 12 consecutive months will reset your clock entirely.
- Time spent on the Investor (M) visa in Colombia counts toward the 5 years needed to qualify for permanent residency through the Resident (R) visa.
- Buying property in Colombia does not automatically make you a resident, but registering your purchase as foreign direct investment with the central bank is essential if you want it to support your visa application.
- Colombia's citizenship by naturalization is discretionary, meaning the government can deny your application even if you meet all the technical requirements.
- You can rent out your investment property in Colombia without losing your Investor visa status, as long as you maintain ownership and stay tax compliant.
- The Investor (M) visa in Colombia can be issued for up to 3 years, though immigration authorities sometimes grant shorter periods.
- Spouses of Colombian citizens can apply for citizenship after just 2 years of domicile instead of the standard 5 years, making marriage a significant shortcut.
- Selling your property before your visa expires in Colombia puts your residency status at risk, because the visa is explicitly tied to maintaining that investment.
Can buying property help me get permanent residency in Colombia?
Does buying a property qualify or at least help for residency in Colombia?
As of early 2026, buying property in Colombia can help you qualify for the Investor (M) visa if your purchase meets the minimum investment threshold and is properly registered as foreign direct investment.
The minimum property investment required for the Colombia Investor visa in 2026 is 350 times the monthly minimum wage (SMMLV), which works out to approximately COP 613 million, or around USD 170,000 (roughly EUR 160,000 at current exchange rates).
Beyond the purchase price, you must register your investment with Colombia's central bank (Banco de la República) as foreign direct investment, which is a critical step that many buyers overlook.
Even if your property purchase falls below the 350 SMMLV threshold, owning real estate in Colombia can still serve as supporting evidence of financial ties and stability when applying for other visa categories.
Is there any residency visa directly linked to property ownership in Colombia right now?
Colombia does have a residency visa linked to property ownership, called the Investor (M) visa, but it requires meeting the 350 SMMLV threshold and is not an automatic right upon purchase.
Buying a primary residence (your main home) in Colombia qualifies for this Investor visa as long as the property value meets or exceeds the threshold and you maintain ownership throughout the visa period.
Similarly, buying a rental or investment property in Colombia also qualifies for the Investor (M) visa under the same conditions, because the rules focus on investment value and ownership rather than whether you personally live in the property.
What exactly do I get with a property-based residency in Colombia?
Is this residency temporary or permanent in Colombia right now?
Property-based residency in Colombia starts as a temporary status through the Investor (M) visa, not as permanent residency.
The official name of this permit is the Migrant (M) visa in the Investor category, which is part of Colombia's broader migration framework under Resolución 5477.
The key legal distinction in Colombia is that temporary residency (M visa) must be renewed and is tied to maintaining your investment, while permanent residency (R visa) offers more stability and eventually removes that investment requirement.
While holding the temporary Investor (M) visa, you can legally reside in Colombia, but your rights and ability to remain depend on keeping the qualifying property investment intact.
How long is the initial residency permit valid in Colombia in 2026?
As of early 2026, the Investor (M) visa in Colombia can be issued for up to 3 years, though immigration authorities have discretion to grant shorter validity periods.
This maximum 3-year validity has remained consistent since Resolución 5477 came into effect in 2022, so the rules have not changed recently.
The validity period for your Colombia Investor visa begins from the date of visa approval, not from when you enter the country or receive your physical documents.
You should start the renewal process for your Colombia residency permit at least 2 to 3 months before it expires to avoid any gaps in your legal status.
How many times can I renew residency in Colombia?
You can renew your Investor (M) visa in Colombia indefinitely as long as you continue to meet all eligibility requirements, including maintaining your qualifying property investment.
Each renewal period for the Colombia Investor visa can also be granted for up to 3 years, following the same rules as the initial issuance.
Renewal conditions for the Colombia Investor visa do not become stricter over time, but you must demonstrate that you still own the qualifying property and that its value still meets the threshold.
The most common reason renewal applications are rejected in Colombia is failure to prove continued ownership of the qualifying investment or letting the property value fall below the required threshold.
Can I live and work freely with this residency in Colombia?
With the Investor (M) visa in Colombia, you can legally reside in the country, but your work rights depend on the specific activities stated in your visa and may require additional permits for certain employment.
This residency generally allows self-employment and business ownership in Colombia, but working as an employee for a Colombian company may require that your visa conditions explicitly permit it.
Some regulated professions in Colombia (such as medicine or law) require additional local credentials regardless of your visa status, so property-based residency alone does not grant access to these fields.
For many employment situations in Colombia, an additional work permit is not needed if your M visa conditions cover the activity, but you should verify your specific visa terms before accepting any job.
Can I travel in and out easily with residency in Colombia?
With a valid Investor (M) visa, you can travel in and out of Colombia freely, though you should be mindful of extended absences if you plan to pursue citizenship later.
For the M visa itself, there is no strict maximum time you can spend outside Colombia, but being absent for 12 consecutive months will interrupt your domicile clock for citizenship purposes.
Colombian residency does not automatically grant visa-free access to other countries, as travel privileges depend on your passport's nationality rather than your Colombian immigration status.
When re-entering Colombia after traveling abroad, you should carry your valid passport with the M visa, your foreign ID card (cédula de extranjería), and proof of your property ownership.
Does this residency lead to permanent residency in Colombia eventually?
Yes, time spent on the Investor (M) visa in Colombia counts toward eligibility for the Resident (R) visa, which is Colombia's form of permanent residency.
You typically need 5 continuous years holding the Investor (M) visa before you can apply for the Resident (R) visa in Colombia.
Beyond the 5-year requirement, you must continue meeting visa conditions and demonstrate a clean immigration record to qualify for permanent residency in Colombia.
Once you obtain the Resident (R) visa in Colombia, you are no longer required to maintain the original property investment, giving you more flexibility with your assets.
What conditions must I keep to maintain residency in Colombia?
Do I need to keep the property to keep residency in Colombia?
Yes, you must maintain ownership of your qualifying property throughout the validity of your Investor (M) visa in Colombia, as the visa is explicitly tied to keeping that investment.
If you sell your property before your Investor visa expires in Colombia, you risk losing the legal basis for your residency and may not be able to renew.
You can replace the property with another qualifying property in Colombia without losing residency, as long as the new property meets or exceeds the 350 SMMLV threshold and you register the change properly.
During visa renewals, Colombian authorities verify ongoing property ownership through the Certificado de Tradición y Libertad and your foreign investment registration with Banco de la República.
Is there a minimum stay requirement per year in Colombia?
Colombia's Investor (M) visa does not impose a strict "minimum days per year" requirement, but extended absences can affect your path to permanent residency and citizenship.
This minimum stay requirement is not heavily monitored during the M visa period itself, but immigration authorities may review your travel history during renewals or upgrade applications.
If you are absent from Colombia for 12 consecutive months or more, your domicile clock for citizenship resets entirely under Ley 2332 de 2023.
When applying for permanent residency (R visa) or citizenship in Colombia, physical presence requirements become more important, so building a consistent presence early is wise.
Can I rent out the property and keep residency in Colombia?
Yes, you can rent out your qualifying property in Colombia and still maintain your Investor (M) visa, because the requirement is about ownership rather than personal occupancy.
Colombia does not distinguish between short-term and long-term rentals for residency purposes, but local building regulations and HOA rules may restrict short-term vacation rentals in certain areas.
Rental income from your Colombia property does not affect your residency status, but it does create tax obligations that you must report to DIAN (Colombia's tax authority).
You should register any rental activity with local authorities and ensure your rental contracts are properly documented to maintain compliance during visa renewals.
Can residency be revoked after approval in Colombia right now?
Yes, your Investor (M) visa in Colombia can be revoked if you stop meeting the eligibility requirements, particularly if you sell your property or if compliance issues emerge.
The official process for revoking residency in Colombia involves a review by Migración Colombia, which may be triggered by a renewal application, a complaint, or a random compliance check.
You do have the right to appeal a revocation decision in Colombia through administrative and judicial channels, though the process can be lengthy and requires legal support.
If revocation is initiated, you typically have a grace period to regularize your situation or leave the country, but the exact timeframe depends on the specific circumstances of your case.
Can real estate investment lead to citizenship in Colombia?
Can property investment directly lead to citizenship in Colombia?
No, property investment in Colombia does not directly lead to citizenship; instead, real estate is an upstream tool that helps you get the Investor (M) visa, then the Resident (R) visa, and finally you can apply for naturalization.
A higher property investment amount in Colombia does not accelerate the citizenship timeline, because the nationality law's clock is based on holding a Resident visa and meeting domicile requirements rather than investment size.
The typical timeline from initial property investment to citizenship eligibility in Colombia is at least 10 years: 5 years on the Investor (M) visa to qualify for permanent residency, then 5 more years of domicile on the Resident (R) visa before you can apply for naturalization.
The key difference is that Colombia does not have a direct "citizenship by investment" program like some Caribbean nations; instead, it offers naturalization through residency, which requires time, presence, and a discretionary government decision.
Is citizenship automatic after long-term residency in Colombia?
No, citizenship is not automatic in Colombia; even after meeting all residency and domicile requirements, you must submit a separate naturalization application that the government reviews on a discretionary basis.
You need at least 5 years of continuous domicile as a Resident (R) visa holder before you can apply for Colombian citizenship, though this reduces to 2 years if you are married to a Colombian or have Colombian children.
Colombia does not require formal language or civic knowledge tests for naturalization, but you must demonstrate integration through documentation of your occupation, financial means, and ties to the country.
The typical processing time for citizenship applications in Colombia after meeting all eligibility requirements ranges from 6 months to over a year, depending on caseload and document completeness.
What are the real requirements to become a citizen in Colombia?
Do I need physical presence for citizenship in Colombia right now?
Colombia's citizenship law uses "domicile" rather than a specific number of days per year, but being outside the country for 12 consecutive months immediately resets your eligibility clock.
The domicile requirement in Colombia is calculated from the date your Resident (R) visa is issued, and you need 5 continuous years (or 2 years with qualifying family ties) before applying.
Colombian authorities verify physical presence through your travel history, visa records, and documentation showing your integration into Colombian life, such as tax filings and registered address.
Applicants married to Colombian citizens, in a legally recognized partnership with a Colombian, or who have Colombian children can qualify after just 2 years of domicile instead of 5.
Can my spouse and kids get citizenship too in Colombia in 2026?
As of early 2026, your spouse and minor children can be included in your Colombia citizenship application, but they must hold Resident visas as beneficiaries and be domiciled in Colombia.
Minor children can be included in your application simultaneously under a provision that allows extending nationality to foreign minor dependents, while adult family members must apply separately.
Children must be under 18 years old and hold beneficiary status on a Resident visa to be included as dependents in your Colombia citizenship application.
Spouses do not face different time requirements, but they must independently meet domicile conditions; however, the law does allow requesting waivers for certain documentation requirements for spouses and minor children.
What are the most common reasons citizenship is denied in Colombia?
The most common reason Colombia citizenship applications are denied is failing to meet the legal prerequisites, particularly not holding a valid Resident (R) visa at the time of application or not demonstrating continuous domicile.
Two other frequently cited reasons for denial are having your domicile interrupted by an absence of 12 months or more, and submitting incomplete documentation (especially regarding your occupation and financial means).
Yes, applicants can reapply after a denial in Colombia once they have corrected the deficiency, though there is no fixed waiting period and you should address the specific reason for rejection before resubmitting.
The single most effective step to avoid citizenship denial in Colombia is to ensure you hold a valid Resident visa, maintain continuous presence without any 12-month gaps, and prepare complete documentation well in advance of your application.