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
Colombia remains one of the most accessible countries in Latin America for foreign property buyers, with no nationality restrictions on who can own residential real estate.
This guide covers everything you need to know about buying property in Colombia as a foreigner in January 2026, from legal requirements and visa pathways to mortgages and taxes.
We constantly update this blog post to reflect the latest regulations, costs, and market conditions in Colombia.
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
- Foreigners can buy Colombian property on a tourist visa, but opening a local bank account typically requires a cedula de extranjeria or formal residency status.
- The investor visa threshold in Colombia for 2026 is about 613 million Colombian pesos (roughly $150,000 USD), calculated from 350 times the monthly minimum wage.
- Skipping the Certificado de Tradicion y Libertad before buying is the single biggest mistake foreigners make in Colombia, exposing them to hidden liens, embargoes, or ownership disputes.
- Non-resident foreigners pay a flat 35% tax rate on Colombian rental income, while tax residents follow progressive rates that can be significantly lower.
- Mortgage rates for foreigners in Colombia in 2026 typically range from 12% to 18% effective annual for peso-denominated loans, depending on credit profile and residency status.
- Bancolombia offers a mortgage program specifically for buyers living abroad, financing up to 70% of the property value for qualified applicants.
- Colombia has no foreign ownership quota for apartments or condos, unlike countries like Thailand or Mexico's restricted zones.
- Country houses (casas campestres) near cities like Medellin or Pereira require extra due diligence because some fall under rural land regimes with state-origin restrictions.
- Total closing costs in Colombia typically run between 3% and 5% of the purchase price, with the buyer's share usually falling between 2% and 3.5%.
- Property tax (predial) in Colombia is based on cadastral value, not market value, so annual tax bills often amount to just 0.2% to 0.6% of what you actually paid.
What can I legally buy and truly own as a foreigner in Colombia?
What property types can foreigners legally buy in Colombia right now?
In Colombia, foreigners can legally buy essentially the same residential property types as Colombian citizens, including apartments, condos, houses, townhouses, penthouses, and country houses near urban areas.
The most important condition to understand is that while urban residential properties are straightforward, country houses (casas campestres) can sometimes fall under special rural land regimes that require additional scrutiny before purchase.
The practical rule is simple: if a property has a clean Folio de Matricula Inmobiliaria and a normal Certificado de Tradicion y Libertad from the Superintendencia de Notariado y Registro, you are generally in standard territory with no special restrictions.
Most foreigners buy apartments in cities like Medellin, Bogota, and Cartagena, which fall under "propiedad horizontal" rules that govern building management, common areas, and owner obligations within the complex.
Finally, please note that our pack about the property market in Colombia is specifically tailored to foreigners.
Can I own land in my own name in Colombia right now?
Yes, foreigners can own land in their own name in Colombia in most normal residential contexts, including when buying a house where the land comes with the property title.
However, this applies to standard urban and suburban land, as some rural properties carry special restrictions under Colombia's land reform laws, particularly land with "baldios" history (state-origin land) or properties under Law 160 agrarian limitations.
If you are buying a country house (casa campestre) outside city limits, your lawyer should specifically check with the Agencia Nacional de Tierras to confirm the property does not fall under any special rural land regime that could restrict foreign ownership or future transfer.
By the way, we cover everything there is to know about the land buying process in Colombia here.
As of 2026, what other key foreign-ownership rules or limits should I know in Colombia?
As of early 2026, the most relevant rule that affects foreign purchases in Colombia is the requirement to properly register your foreign investment through the Banco de la Republica if you want a clean paper trail for visa applications or future repatriation of funds.
Unlike some countries in Asia and Latin America, Colombia does not impose any foreign ownership quota on apartments or condos, meaning a building can theoretically be 100% foreign-owned without triggering restrictions.
Foreign buyers bringing money from abroad should route funds through the proper banking channels and request an "extracto" (investment certificate) from the Banco de la Republica, which becomes essential documentation if you later apply for an investor visa.
As for recent regulatory changes, no major new restrictions on foreign ownership have been introduced for 2026, though the minimum wage increase to about 1.75 million pesos per month has raised the peso threshold for the investor visa by approximately 23%.
If you're interested, we go much more into details about the foreign ownership rights in Colombia here.
What's the biggest ownership mistake foreigners make in Colombia right now?
The single biggest ownership mistake foreigners make in Colombia is skipping proper registry-level due diligence and relying on the agent's assurance that "everything is fine" instead of ordering the Certificado de Tradicion y Libertad themselves.
If you make this mistake, you could end up buying a property with an unresolved embargo (seizure), an undischarged mortgage, an ongoing inheritance dispute, or an ownership mismatch that makes it nearly impossible to resell or legally use the property.
Other classic pitfalls in Colombia include not registering your foreign investment properly with the Banco de la Republica (which can complicate visa applications later), not reading the propiedad horizontal bylaws before buying an apartment (which may restrict short-term rentals), and buying a "casa campestre" without checking whether it falls under rural land restrictions.
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.
Which visa or residency status changes what I can do in Colombia?
Do I need a specific visa to buy property in Colombia right now?
No, you do not need a specific visa to buy property in Colombia, and you can legally complete a purchase while visiting on a standard tourist visa as long as you meet the notary and registry documentation requirements.
The most common administrative hurdle for foreigners without local residency is opening a Colombian bank account, which typically requires a cedula de extranjeria (foreigner ID card) that only comes with a formal visa, though some buyers work around this by paying directly via international wire transfers.
A local tax ID (NIT) is not strictly mandatory to sign a purchase deed, but it is highly recommended if you plan to open bank accounts, set up utilities, sign formal rental contracts, or file tax returns in Colombia.
Foreign buyers typically need to present their passport, a notarized power of attorney if they cannot attend in person, proof of funds or wire transfer documentation, and any visa or cedula if they have one when completing a property purchase in Colombia.
Does buying property help me get residency and citizenship in Colombia in 2026?
As of early 2026, buying property can help you get residency in Colombia, but only if your investment meets the threshold for the Investor (M) visa and you document everything properly through the Banco de la Republica.
The investor visa for real estate requires a minimum investment of 350 times the monthly minimum wage, which with the 2026 minimum wage of about 1,750,905 pesos translates to approximately 613 million pesos (roughly $150,000 USD at current exchange rates).
Beyond the investment amount, the property title must be exclusively in your name, and you must obtain an investment extract from the Banco de la Republica proving you brought the funds from abroad, making proper banking documentation essential from day one.
We give you all the details you need about the different pathways to get residency and citizenship in Colombia here.
Can I legally rent out property on my visa in Colombia right now?
Your visa status does not directly restrict your ability to rent out property you own in Colombia, as owning and renting are separate legal matters governed by property law and tax law respectively.
You do not need to live in Colombia to rent out your property, and many foreign owners manage their rentals remotely using local property managers or agencies who handle tenant relations, maintenance, and rent collection.
The most important consideration is taxation: rental income sourced in Colombia is taxable regardless of where you live, and whether you are a tax resident changes your rate significantly (35% flat for non-residents versus progressive rates for residents that can be much lower).
We cover everything there is to know about buying and renting out in Colombia here.
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.
How does the buying process actually work step-by-step in Colombia?
What are the exact steps to buy property in Colombia right now?
The standard sequence to buy property in Colombia goes like this: agree on price and pay a small hold deposit, conduct due diligence, sign a Promesa de Compraventa (promise-to-buy contract), pay the balance through traceable banking channels, sign the Escritura Publica (public deed) at a notary, and finally register the deed at the local Oficina de Registro de Instrumentos Publicos.
You do not need to be physically present for any step if you grant a power of attorney (poder) to a trusted lawyer or representative, though many buyers prefer to attend the deed signing at the notary in person.
The deal becomes legally binding for both parties when you sign the Promesa de Compraventa, which sets the price, timeline, payment terms, and penalties if either side fails to perform.
The typical end-to-end timeline from accepted offer to final registration in Colombia ranges from 4 to 8 weeks for a straightforward resale, though new-build purchases or properties with documentation issues can take longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Colombia.
Is it mandatory to get a lawyer or a notary to buy a property in Colombia right now?
A notary is effectively mandatory in Colombia because all property purchases must be formalized through a public deed (escritura publica) that gets signed at a notary office and then registered, while a lawyer is not legally required but is strongly recommended for foreigners.
The key difference is that the notary in Colombia acts as a neutral public official who witnesses and authenticates the deed, while a lawyer works exclusively for you to review contracts, conduct due diligence, negotiate terms, and protect your interests throughout the transaction.
When engaging a lawyer for a Colombia property purchase, you should explicitly include title verification (Certificado de Tradicion y Libertad review), contract negotiation, investment registration guidance with Banco de la Republica, and representation at the notary if you cannot attend.
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.
What checks should I run so I don't buy a problem property in Colombia?
How do I verify title and ownership history in Colombia right now?
The official registry you should use to verify title and ownership history in Colombia is the Superintendencia de Notariado y Registro (SNR), which maintains the public property registry for the entire country.
The key document you need to request is the Certificado de Tradicion y Libertad, which you can order online from the SNR portal using the property's matricula inmobiliaria number, and this certificate shows the complete ownership chain, liens, mortgages, and any legal annotations.
A realistic look-back period for ownership history checks in Colombia is 10 to 20 years, which is long enough to catch inheritance issues, old mortgages, or disputed transfers that could resurface as problems.
A clear red flag that should stop or pause your purchase is finding an "embargo" (judicial seizure), an unresolved "sucesion" (inheritance proceeding), or a "patrimonio de familia" annotation that has not been properly lifted, as any of these can block your ability to take clean title.
You will find here the list of classic mistakes people make when buying a property in Colombia.
How do I confirm there are no liens in Colombia right now?
The standard way to confirm there are no liens or encumbrances on a property in Colombia is to order a current Certificado de Tradicion y Libertad, which lists all active annotations including mortgages (hipotecas), embargoes, usufruct rights, and family patrimony protections.
One common type of lien you should specifically ask about is "afectacion a vivienda familiar" or "patrimonio de familia," which are family protection annotations that can prevent a sale until properly removed with court approval, even if the seller claims they are outdated.
The single best proof of lien status in Colombia is a recently issued Certificado de Tradicion y Libertad (ideally dated within the last 30 days), which serves as the official registry statement that any buyer, bank, or notary will rely on before closing.
How do I check zoning and permitted use in Colombia right now?
The authority you should consult to check zoning and permitted use in Colombia is the local municipal planning office (Secretaria de Planeacion or Curaduria Urbana), which administers the Plan de Ordenamiento Territorial (POT) that governs land use in each city or municipality.
The document or reference that confirms zoning classification is the property's "uso de suelo" certificate or the POT map, which specifies whether the land is designated residential, commercial, mixed-use, rural, or under a special protection regime.
One common zoning pitfall foreign buyers miss in Colombia is purchasing an apartment for short-term rental (like Airbnb) without checking the propiedad horizontal bylaws, which increasingly restrict or outright ban rentals shorter than 30 days in many buildings in Medellin, Cartagena, and Bogota.
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.
Can I get a mortgage as a foreigner in Colombia, and on what terms?
Do banks lend to foreigners for homes in Colombia in 2026?
As of early 2026, yes, Colombian banks do lend to foreigners for home purchases, but approval is selective and typically depends on whether you have legal residency, local income, or an established banking relationship in Colombia.
The realistic loan-to-value (LTV) range that foreign borrowers can expect in Colombia is 50% to 70%, meaning you should plan for a down payment of at least 30% to 50% of the purchase price, plus closing costs.
The single most common eligibility requirement is legal residency status (cedula de extranjeria), though some banks like Bancolombia offer programs specifically for buyers living abroad who can document stable foreign income and meet stricter underwriting criteria.
You can also read our latest update about mortgage and interest rates in Colombia.
Which banks are most foreigner-friendly in Colombia in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Colombia are Bancolombia (which has a dedicated "buy from abroad" program), Davivienda, and BBVA Colombia, all of which have experience processing applications from non-Colombian borrowers.
What makes these banks more foreigner-friendly is their willingness to underwrite foreign income, accept documentation in other languages or with apostille, and assign relationship managers who can guide non-residents through Colombia's mortgage process.
These banks can lend to non-residents in certain cases, but approval is more difficult without a cedula de extranjeria, and you will typically need to demonstrate strong credit, stable income, and a larger down payment than a resident borrower would.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Colombia.
What mortgage rates are foreigners offered in Colombia in 2026?
As of early 2026, the typical mortgage interest rate range for foreigners in Colombia is 12% to 18% effective annual for peso-denominated loans, with the exact rate depending on your credit profile, residency status, and relationship with the bank.
Colombia offers two main mortgage types: peso loans with a fixed nominal rate (simpler, payment stays stable in peso terms) and UVR loans where the principal adjusts with inflation (typically a lower initial rate around 8% to 12% real, but your payment fluctuates), and most foreigners choose peso loans for predictability even though UVR can be cheaper over time.
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 will taxes, fees, and ongoing costs look like in Colombia?
What are the total closing costs as a percent in Colombia in 2026?
The typical total closing cost percentage in Colombia in 2026 is around 3% to 5% of the purchase price when you combine what both buyer and seller pay on a standard resale transaction.
From the buyer's perspective specifically, the realistic range is 2% to 3.5% of the purchase price, plus some small fixed document fees that don't move the needle on larger transactions.
The specific fee categories that make up closing costs in Colombia include notary fees (based on a percentage tariff system), registry fees at the Oficina de Registro, title certificate costs, and sometimes legal fees if you hire an attorney.
The single biggest contributor to closing costs for buyers in Colombia is typically the notary fee, which follows an official tariff structure that scales with the transaction value and is sometimes described using the "tres por mil" (three per thousand) logic for certain calculations.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Colombia.
What annual property tax should I budget in Colombia in 2026?
As of early 2026, you should budget approximately 0.2% to 0.6% of your property's market value per year for predial (property tax) in Colombia, which translates to roughly 1 to 5 million pesos annually for a typical foreign-buyer apartment worth 500 million pesos (about $120,000 USD or 110,000 EUR).
Property tax in Colombia is assessed on the cadastral value (valor catastral), not the market price you paid, and since cadastral values are typically much lower than actual market values, your tax bill often feels quite reasonable compared to many other countries.
How is rental income taxed for foreigners in Colombia in 2026?
As of early 2026, non-resident foreigners who earn rental income from Colombian property pay a flat 35% tax rate on their Colombian-source taxable income, while those who qualify as tax residents are taxed under progressive rates that can be significantly lower.
The basic requirement is that you must file and pay Colombian taxes on your rental income, typically through an annual tax return or via withholding arrangements if you use a Colombian property manager who withholds taxes before remitting rent to you.
What insurance is common and how much in Colombia in 2026?
As of early 2026, the typical annual insurance premium for a standard home policy in Colombia ranges from 0.15% to 0.35% of the insured value, which works out to roughly 750,000 to 1,750,000 pesos per year (about $180 to $420 USD or 165 to 385 EUR) for a property insured at 500 million pesos.
The most common type of property insurance coverage in Colombia is a comprehensive policy that covers fire, earthquake, flood, and theft, with earthquake coverage being particularly important given Colombia's seismic activity.
The biggest factor that makes insurance premiums higher or lower for the same property type in Colombia is location and earthquake risk zone, as properties in high seismic areas like the Eje Cafetero or parts of Bogota typically pay more than those in lower-risk coastal areas.
Get the full checklist for your due diligence in Colombia
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Ministry of Foreign Affairs (Cancilleria) | It's the official government page explaining investor visa requirements. | We used it to confirm the property-investment visa category and its minimum threshold. We also verified the documentation requirements for visa applications. |
| Cancilleria Resolution 5477 of 2022 | It's the binding legal resolution that governs Colombia's visa system. | We used it as the legal backbone for visa terms and requirements. We cross-checked it against the practical guidance on the Cancilleria website. |
| Banco de la Republica | It's Colombia's central bank explaining foreign investment registration. | We used it to explain how foreigners should route funds and obtain investment proof. We highlighted common mistakes buyers make with registration. |
| Superintendencia de Notariado y Registro (SNR) | It's the official property registry portal for all of Colombia. | We used it to explain how to verify ownership, liens, and encumbrances. We referenced the Certificado de Tradicion y Libertad process throughout. |
| SUIN-Juriscol (Resolution 585 of 2025) | It's the official published resolution setting notary fee tariffs. | We used it to ground our closing cost estimates in official tariff rules. We translated the tariff structure into practical buyer budgets. |
| DIAN (National Tax Authority) | It's the Colombian tax authority explaining residency and tax rules. | We used it to explain resident versus non-resident taxation logic. We applied it to rental income scenarios for foreign owners. |
| Estatuto Tributario (Article 247) | It's the actual tax code article specifying non-resident rates. | We used it to support the 35% headline rate for non-resident individuals. We triangulated this with DIAN residency guidance. |
| Bogota Treasury (Secretaria de Hacienda) | It's the official Bogota tax authority explaining property tax. | We used it as the clearest official reference for how predial works. We then generalized carefully since rates vary by municipality. |
| Agencia Nacional de Tierras (ANT) | It's the national land authority explaining rural land restrictions. | We used it to flag the main exception area foreigners encounter with rural land. We kept the focus on residential purchases while warning about country house risks. |
| Bancolombia | It's a major bank publicly stating real lending terms for foreigners. | We used it to show that mortgages exist even for buyers abroad. We anchored LTV expectations using their published 70% financing option. |
| Superintendencia Financiera | It's the financial regulator reporting official credit rate data. | We used it to ground our mortgage rate discussion in real market data. We translated reported rates into realistic ranges for foreign borrowers. |
| Reuters | It's a globally reputable wire service reporting the official wage decree. | We used it only to convert the investor visa threshold from minimum wages to pesos. We kept the legal threshold itself anchored to Cancilleria's official text. |
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.