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
Buying property in Colombia as a foreigner in 2026 can be a straightforward process, but only if you know which traps to avoid and which verification steps to never skip.
This guide walks you through the real risks, the scams that specifically target foreigners, and the insider knowledge that locals use to protect themselves in Colombia's property market.
We constantly update this blog post with the latest information, official sources, and market developments to keep it accurate and useful for you.
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.
How risky is buying property in Colombia as a foreigner in 2026?
Can foreigners legally own properties in Colombia in 2026?
As of early 2026, foreigners can legally own residential property in Colombia with full ownership rights, just like Colombian citizens, with no requirement to hold a visa or residency permit.
The main condition that applies to foreigners buying property in Colombia is not about ownership itself, but about how you move money into and out of the country, since you need to register your foreign investment with Colombia's central bank (Banco de la Republica) if you want to repatriate funds later.
Because direct ownership is fully permitted in Colombia, foreigners do not need to use special legal structures like trusts or local companies to own residential property, though some investors still choose corporate ownership for tax planning or inheritance reasons.
If you're interested, we go much more into details about the foreign ownership rights in Colombia here.
What buyer rights do foreigners actually have in Colombia in 2026?
As of early 2026, foreign buyers in Colombia have the same property rights as locals once the deed is properly registered in the Public Instruments Registry, which means your ownership is legally enforceable against third parties.
If a seller breaches a contract in Colombia, a foreign buyer can pursue legal action through Colombian courts, though enforcement tends to be slow and costly, which is why prevention through proper due diligence is much better than relying on the courts to fix problems.
The most common right that foreigners mistakenly assume they have in Colombia is thinking that signing a contract and paying money at a notary means they are fully protected, when in reality, your ownership only becomes legally complete once the deed is registered with the SNR, which is a separate step that must happen after the notary signing.
How strong is contract enforcement in Colombia right now?
Contract enforcement for real estate transactions in Colombia is functional but significantly slower and more expensive than in countries like the United States, Spain, or Germany, with the World Justice Project ranking Colombia in the middle tier globally for rule of law, meaning disputes can take years to resolve through the courts.
The main weakness foreigners should know about in Colombia is that even if you have a legally valid claim, the time and cost to enforce it through litigation makes court action a last resort rather than a practical solution, which is why your best protection is to prevent disputes through thorough verification before any money changes hands.
By the way, we detail all the documents you need and what they mean in our property pack covering Colombia.
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.
Which scams target foreign buyers in Colombia right now?
Are scams against foreigners common in Colombia right now?
Real estate scams targeting foreigners in Colombia are common enough that if you search through informal channels like WhatsApp groups, Facebook Marketplace, or "too good to be true" listings, you have roughly a 30 to 50 percent chance of encountering at least one scam attempt before you close a deal.
The type of property transaction most frequently targeted by scammers in Colombia is the pre-sale or off-plan purchase of new developments, where buyers pay deposits for apartments that either do not exist, will not be delivered as promised, or are being sold by people who have no authority to sell them.
The profile of foreign buyer most commonly targeted in Colombia is someone who does not speak Spanish fluently, is buying remotely or under time pressure, and relies heavily on an agent or intermediary rather than verifying documents independently through official Colombian government systems.
The single biggest warning sign that a deal may be a scam in Colombia is when the seller or agent pushes you to pay a reservation deposit before you have independently pulled the current Certificado de Tradicion y Libertad from the official SNR registry to confirm who actually owns the property.
What are the top three scams foreigners face in Colombia right now?
The top three scams foreigners face when buying property in Colombia are: first, fake sellers who show you old documents or PDFs but do not actually own the property; second, "posesion" or informal rights being marketed as full legal ownership; and third, new-build pressure sales where developers hide key information about delivery dates, finishes, or parking until after you have paid.
The most common scam in Colombia unfolds like this: someone contacts you with an attractive listing, shows you a property, provides a convincing-looking PDF "certificate" or old deed, pushes you to pay a reservation deposit quickly before someone else buys it, and then either disappears with your money or cannot complete the sale because they were never the legal owner.
The single most effective way to protect yourself from each of these three scams in Colombia is the same: always pull the Certificado de Tradicion y Libertad yourself from the official SNR services portal before paying any money, verify the seller's identity matches the registered owner, and for new builds, demand all disclosures required by SIC consumer protection rules in writing before signing anything.
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 do I verify the seller and ownership in Colombia without getting fooled?
How do I confirm the seller is the real owner in Colombia?
The standard verification process to confirm the seller is the real owner in Colombia is to pull the Certificado de Tradicion y Libertad yourself through the official SNR services portal, which shows the complete ownership history and current registered owner of any property.
The official document foreigners should check to verify ownership in Colombia is the Certificado de Tradicion y Libertad, which you can obtain directly from the Superintendencia de Notariado y Registro (SNR), and you should never accept a screenshot, PDF, or photocopy provided by the seller or agent as your only proof.
The most common trick fake sellers use to appear legitimate in Colombia is showing you an old deed, an expired certificate, or a convincing-looking PDF that does not reflect the current registered owner, and this happens commonly enough that you should treat any document you did not pull yourself as unverified until confirmed through official channels.
Where do I check liens or mortgages on a property in Colombia?
The official registry where you check liens or mortgages on a property in Colombia is the Superintendencia de Notariado y Registro (SNR), and the information appears on the Certificado de Tradicion y Libertad, which lists all encumbrances including hipotecas (mortgages), embargos (seizures), and any family protections that restrict the sale.
When checking for liens in Colombia, you should specifically request and review the full history of annotations on the property certificate, looking for any active hipoteca, embargo, patrimonio de familia, or afectacion a vivienda familiar, which are legal protections that can prevent or complicate a sale even if the seller claims the property is "free and clear."
The type of lien most commonly missed by foreign buyers in Colombia is the patrimonio de familia or afectacion a vivienda familiar, which are family protection measures that require special consent or court procedures to remove before the property can be sold, and sellers sometimes fail to mention these exist.
It's one of the aspects we cover in our our pack about the real estate market in Colombia.
How do I spot forged documents in Colombia right now?
The most common type of forged document used in property scams in Colombia is a fake or altered Certificado de Tradicion y Libertad, and while professional forgeries are relatively rare, altered or outdated certificates being passed off as current happen commonly enough that you should never trust any document you cannot re-pull from official sources yourself.
The specific red flags that indicate a document may be forged in Colombia include mismatched fonts or formatting, certificate numbers that do not verify when checked against the SNR system, dates that seem too old or too convenient, and any reluctance from the seller to let you independently verify the document through official channels.
The official verification method you should use to authenticate documents in Colombia is to take the certificate number (numero de matricula inmobiliaria) and re-pull the document yourself through the SNR services portal or cross-check registry data with the IGAC cadastral certificate to ensure the property details match across both systems.
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 "grey-area" practices should I watch for in Colombia?
What hidden costs surprise foreigners when buying a property in Colombia?
The three most common hidden costs that foreigners overlook when buying property in Colombia are notary fees (which can run 0.3% to 0.5% of the property value, roughly 1.5 to 2.5 million COP or 350 to 600 USD or 320 to 550 EUR on a typical apartment), registration taxes and fees (which vary by department but add another 1% to 1.5%), and withholding tax that may apply at closing if the seller is a natural person (typically 1% of the sale price).
The hidden cost most often deliberately concealed by sellers or agents in Colombia is the true total of closing costs, which can reach 2% to 4% of the property value when everything is added up, and this underestimation happens commonly enough that you should always budget for the higher end and request a full breakdown before signing anything.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Colombia.
Are "cash under the table" requests common in Colombia right now?
Requests for "cash under the table" in property transactions in Colombia are common enough that you should expect to encounter at least one suggestion to declare a lower value than the actual sale price, especially when dealing with individual sellers rather than developers or large agencies.
The typical reason sellers give for requesting undeclared cash payments in Colombia is to reduce taxes and fees for both parties, since declaring a lower property value means lower notary fees, lower registration costs, and potentially lower capital gains tax for the seller.
The legal risks foreigners face if they agree to an undeclared cash payment in Colombia include weakening your legal position if a dispute arises (since the official record shows you paid less), complications with future financing or resale, potential tax evasion liability, and problems with Banco de la Republica investment registration if you later want to repatriate funds legally.
Are side agreements used to bypass rules in Colombia right now?
Side agreements used to bypass official rules in property transactions in Colombia are common, especially in new-build projects where verbal promises about finishes, delivery dates, parking spaces, or storage units are made but never put into the official contract.
The most common type of side agreement used to circumvent regulations in Colombia is the verbal or informal written promise about what will be included in a new apartment (such as specific finishes, appliances, or parking) that the developer later claims was never guaranteed because it does not appear in the signed contract.
The legal consequences foreigners face if a side agreement is discovered or disputed in Colombia include having no legal recourse because Colombian courts generally only enforce what is in the official contract, meaning any promise not in writing and properly documented may as well not exist when it comes to your legal rights.
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.
Can I trust real estate agents in Colombia in 2026?
Are real estate agents regulated in Colombia in 2026?
As of early 2026, real estate agents in Colombia are not regulated through a strict national licensing regime the way they are in countries like the United States or Spain, meaning anyone can call themselves a real estate agent without passing exams or holding a government-issued license.
The official license or certification a legitimate real estate agent should have in Colombia does not technically exist at the national level, though many serious professionals belong to industry associations called "lonjas" (such as Fedelonjas), and there has been ongoing legislative discussion about creating formal broker regulation.
Foreigners can verify whether an agent is associated with a professional body in Colombia by asking for their lonja membership credentials and checking with Fedelonjas (the national federation), but because there is no mandatory licensing, your real protection comes from insisting on registry-first verification of all property information regardless of who the agent is.
Please note that we have a list of contacts for you in our property pack about Colombia.
What agent fee percentage is normal in Colombia in 2026?
As of early 2026, the normal agent fee percentage for a property sale in Colombia is around 3% of the sale price, which is the most common rate you will encounter in the market.
The typical range of agent fee percentages that covers most transactions in Colombia is 3% to 5%, with higher percentages more common for lower-priced properties or when the agent provides full-service support including legal coordination and translation for foreign buyers.
In Colombia, the seller typically pays the agent commission (which is then indirectly reflected in the sale price), though foreigners should clarify this upfront because some agents may try to charge both parties or request a separate "buyer service fee" without being transparent about it.
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 due diligence actually prevents disasters in Colombia?
What structural inspection is standard in Colombia right now?
The standard structural inspection process for property purchases in Colombia is not as formalized as in some countries, meaning there is no universal "home inspection" culture, so foreign buyers need to take the initiative to hire their own independent inspector rather than expecting one to be provided automatically.
The specific structural elements a qualified inspector should check in Colombia include the foundation and load-bearing walls (especially for seismic compliance), plumbing and drainage systems (water damage and leaks are very common), electrical panels and grounding (informal rewiring is frequent), and for apartments, the overall building maintenance and administration quality.
The type of professional qualified to perform structural inspections in Colombia is a licensed civil engineer (ingeniero civil) or architect (arquitecto), who can assess whether the property meets Colombia's NSR-10 seismic construction code standards and identify any structural concerns that may not be visible to an untrained eye.
The most common structural issues that inspections reveal in properties in Colombia are humidity infiltration and water damage (especially in coastal cities like Cartagena and older buildings in Bogota), cracks indicating foundation or structural movement, and informal renovations to electrical or plumbing systems that were done without proper documentation or permits.
How do I confirm exact boundaries in Colombia?
The standard process for confirming exact property boundaries in Colombia involves cross-checking two official sources: the Certificado de Tradicion y Libertad from the SNR (which confirms legal ownership and property identity) and the Certificado Catastral from IGAC (which confirms physical characteristics, size, and cadastral reference).
The official document that shows the legal boundaries of a property in Colombia is the Certificado Catastral from IGAC (Instituto Geografico Agustin Codazzi), which provides the cadastral reference number, recorded area, and geographic information that should match what appears in the registry certificate.
The most common boundary dispute that affects foreign buyers in Colombia is a mismatch between the area stated in the registry certificate and the actual measured area on the ground or in the cadastral records, which can indicate informal additions, unclear lot lines, or errors that should be resolved before you close.
The professional you should hire to physically verify boundaries on the ground in Colombia is a licensed topographer (topografo) or a cadastral surveyor, who can measure the property and confirm that what you are buying matches both the legal documents and the physical reality.
What defects are commonly hidden in Colombia right now?
The top three defects that sellers commonly conceal from buyers in Colombia are humidity and water infiltration problems (very common, especially in tropical and coastal areas), informal electrical and plumbing work done without permits or proper materials (common), and condominium issues such as unpaid administration fees, special assessments, or rules that restrict your intended use like short-term rentals or pets (common in popular foreigner areas like El Poblado in Medellin, Chapinero in Bogota, and Bocagrande in Cartagena).
The inspection technique that helps uncover hidden defects in Colombia is a combination of visual inspection by a qualified engineer, use of a moisture meter to detect hidden water damage behind walls, and a thorough review of the condominium administration records and minutes to identify any financial or rule-related surprises before you buy.
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.
What insider lessons do foreigners share after buying in Colombia?
What do foreigners say they did wrong in Colombia right now?
The most common mistake foreigners say they made when buying property in Colombia is trusting documents provided by the agent or seller instead of pulling the Certificado de Tradicion y Libertad themselves directly from the official SNR registry portal.
The top three regrets foreigners most frequently mention after buying in Colombia are: first, paying a deposit before completing registry verification; second, not properly registering their foreign investment with Banco de la Republica, which complicated their ability to repatriate funds later; and third, underestimating the total closing costs and being caught off guard by fees at the notary.
The single piece of advice experienced foreign buyers most often give to newcomers in Colombia is to verify everything through official government systems yourself before any money changes hands, because even well-meaning agents can provide outdated or incomplete information.
The mistake foreigners say cost them the most money or caused the most stress in Colombia is skipping the foreign investment registration step with Banco de la Republica, which seemed like unnecessary paperwork at the time but created serious problems when they later tried to sell and move their money out of the country legally.
What do locals do differently when buying in Colombia right now?
The key difference in how locals approach buying property compared to foreigners in Colombia is that Colombians typically start by pulling the Certificado de Tradicion y Libertad as their very first step to filter out problematic properties, while foreigners often leave this verification until much later in the process after they have already become emotionally and financially committed.
The verification step locals routinely take that foreigners often skip in Colombia is checking with the property administrator (in the case of a condo) or neighbors about any pending special assessments, administration disputes, or building problems, which gives locals insider information that is not visible in official documents but can significantly affect the value or livability of the property.
The local knowledge or network advantage that helps locals get better deals in Colombia is their ability to find properties through personal connections, neighborhood referrals, and "Se Vende" signs before they are listed online, which means they often access motivated sellers and fair prices while foreigners compete over the heavily marketed (and often overpriced) listings on platforms targeting international buyers.
Don't buy the wrong property, in the wrong area of Colombia
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Superintendencia de Notariado y Registro (SNR) | Colombia's government body that runs the property registry system. | We used it to define what legal ownership means in Colombia. We also pointed to official channels for verifying title and registry status. |
| Ley 1579 de 2012 (Funcion Publica) | The core law governing Colombia's real estate registry and folio system. | We used it to explain why the registry is the legal source of truth. We also framed what buyers can rely on when a seller claims ownership. |
| Banco de la Republica | Colombia's central bank and the authority on foreign investment registration. | We used it to explain what foreigners must do to protect their repatriation options. We also flagged common paperwork shortcuts that trap foreigners later. |
| IGAC (Instituto Geografico Agustin Codazzi) | Colombia's national cadastral and geographic authority. | We used it to explain how to cross-check registry title with cadastral data. We also reduced the risk of buying a property with mismatched records. |
| World Justice Project Rule of Law Index 2025 | A widely used cross-country rule-of-law dataset based on surveys and expert inputs. | We used it to frame real-world enforcement risk in Colombia. We also explained why being right on paper can still mean slow and expensive disputes. |
| Transparency International | The primary global index for perceived public-sector corruption. | We used it to calibrate corruption-related risk in processes touching public records. We also justified a trust-but-verify approach with intermediaries. |
| SIC Housing Advertising Rules | Government communication about binding consumer-protection instructions for housing sellers. | We used it to show what developers must disclose and how they commonly hide it. We also built a checklist of what buyers should demand in writing. |
| Notary Fee Tariffs (Suin Juriscol) | A legal compilation referencing the official resolution updating notarial tariffs. | We used it to ground closing-cost estimates in official fee schedules. We also helped readers spot overcharging or mystery notary fees. |
| DANE Construction Licenses | Colombia's official statistics agency for construction data. | We used it to show what is happening in new housing supply. We also explained why lots of construction can correlate with rushed marketing tactics. |
| Metrocuadrado | One of Colombia's largest real estate portals with market data and guidance. | We used it to establish realistic commission ranges in Colombia. We also sanity-checked market practices against industry explanations. |
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.