How does Colombian real estate visa work?

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

Who is the author of this content?

THELATINVESTOR

A team specialized in real estate investing in Latin American countries (Colombia, Mexico, Brazil, Argentina, etc.).

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 does the Colombian real estate investment visa work exactly?

Colombia's real estate investment visa operates through the Migrant Visa (M-10) program, which grants temporary residency to foreigners who invest in Colombian property above a specific threshold.

The visa system requires you to purchase real estate valued at least 350 times the Colombian minimum monthly wage (SMMLV). As of mid-2025, this translates to approximately COP 459-498 million, or roughly USD 100,000-120,000 depending on current exchange rates.

Once you complete your property purchase, you must register the foreign investment with Colombia's Central Bank (Banco de la República). This registration step is crucial as it officially documents your qualifying investment for visa purposes. The property must be registered in your name, and you'll need to provide proof of ownership through the Certificado de Tradición y Libertad.

After securing your investment and registration, you can apply for the M-10 visa either at a Colombian consulate abroad or directly in Colombia if you're already in the country. The visa grants you legal residency for up to three years and can be renewed as long as you maintain your qualifying investment.

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

Is there a real estate investment route for getting residency in Colombia?

Yes, Colombia provides a well-established real estate investment pathway for obtaining residency through its official visa system.

The Colombian government specifically designed the Migrant Visa (M-10) category for foreign investors who purchase property in Colombia. This route has been operational for several years and represents one of the most straightforward investment visa programs in Latin America.

Unlike some countries that only offer business investment visas, Colombia explicitly recognizes real estate investment as a qualifying category for residency. The program is administered by the Ministry of Foreign Affairs and follows standardized procedures across all Colombian consulates worldwide.

The real estate route differs from Colombia's business investment visa (M-6), which requires a lower investment amount but involves creating or investing in a Colombian business entity. The real estate option appeals to investors who prefer direct property ownership over business operations.

What is the minimum investment amount required for the real estate visa?

The minimum investment required for Colombia's real estate visa is 350 times the Colombian minimum monthly wage (SMMLV).

As of 2025, with Colombia's minimum wage at approximately COP 1,312,000 per month, the required investment equals roughly COP 459-498 million. Converting to US dollars, this represents approximately USD 100,000-120,000, depending on current exchange rates and annual wage adjustments.

The investment threshold adjusts annually because it's tied to Colombia's minimum wage, which typically increases each year due to inflation and economic factors. Recent calculations suggest the requirement may be closer to COP 498 million (about USD 120,000) due to wage increases implemented in 2025.

This amount must represent the actual purchase price of your Colombian property, not just the down payment or partial investment. The property value is verified through official appraisals and registration documents, ensuring compliance with the minimum threshold requirements.

Does Colombia offer a Golden Visa or Citizenship by Investment program?

Colombia does not offer a direct "Golden Visa" or citizenship-by-investment program like those found in European countries such as Portugal or Spain.

Don't lose money on your property in Colombia

100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.

Download Now

What are the steps involved in applying for the Colombian investor visa through real estate?

The Colombian real estate investor visa application follows a structured seven-step process that typically takes 3-6 months to complete.

1. Identify and Purchase Qualifying Property: Find Colombian real estate valued at or above the minimum threshold (350 SMMLV). Complete the purchase and ensure the property is registered in your name through a Colombian notary.
2. Register the Foreign Investment: Submit your investment details to the Banco de la República (Colombia's Central Bank) to obtain official registration of your foreign investment. This step is mandatory and cannot be skipped.
3. Gather Required Documentation: Collect all necessary documents including property title, proof of investment registration, passport, health insurance, and background checks. All foreign documents must be apostilled and translated into Spanish.
4. Submit Visa Application: Apply for the Migrant Visa (M-10) at a Colombian consulate in your home country or directly in Colombia if you're already present on a tourist visa.
5. Attend Appointments and Interviews: Participate in any required consular appointments or immigration interviews. Some consulates may require additional documentation or clarification during this phase.

The process requires careful attention to detail, particularly in the documentation and registration phases, where incomplete or incorrect submissions commonly cause delays or rejections.

How long is the permit valid for once granted through this visa?

The Colombian real estate investment visa (M-10) is valid for up to three years from the date of issuance.

The visa can be renewed indefinitely as long as you maintain your qualifying real estate investment and continue to meet all program requirements. Renewal applications should be submitted before the current visa expires to avoid any gaps in legal status.

To maintain visa validity, you must not leave Colombia for more than six consecutive months during any given year. This residency requirement ensures you maintain genuine ties to Colombia while holding the investment visa.

After holding the M-10 visa for five consecutive years, you become eligible to apply for permanent residency (R Visa), which provides more stability and fewer restrictions on travel outside Colombia.

Can I include my family members in the application — spouse, children, dependents?

Yes, Colombia's real estate investment visa allows you to include immediate family members as beneficiaries in your application.

Eligible family members include your spouse, children under 25 years of age, and economically dependent parents. These family members receive dependent visas based on your status as the primary visa holder, and their visa validity matches your M-10 visa period.

Family members must be included in the initial application or added through a subsequent beneficiary visa application. They're not required to make separate investments but must meet standard immigration requirements such as background checks and health insurance coverage.

Dependent family members enjoy the same residency rights as the primary applicant, including the ability to live, work, and study in Colombia. They're also eligible for the same pathway to permanent residency and eventual citizenship, following the same timeline as the main applicant.

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

What are the official requirements for the business investment or real estate investment visa route?

Colombia maintains distinct requirements for real estate investment visas (M-10) versus business investment visas (M-6), each with specific documentation and investment thresholds.

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.

Is there a pathway to permanent residency or citizenship after holding this visa?

Colombia provides a clear progression from temporary residency through the investment visa to permanent residency and eventual citizenship.

After holding the Migrant Visa (M-10) for five consecutive years, you become eligible to apply for permanent residency (R Visa). The permanent residency application requires demonstrating continuous compliance with residency requirements, including spending at least 180 days per year in Colombia during your M-10 period.

Once you obtain permanent residency, you can apply for Colombian citizenship after an additional five years as a permanent resident. This means the total timeline from initial investment visa to citizenship eligibility is approximately 10 years for most nationalities.

Some nationalities may qualify for accelerated citizenship timelines based on bilateral agreements between Colombia and their home countries. Citizens of other Latin American countries, Spain, and certain other nations may be eligible for shorter waiting periods before applying for Colombian citizenship.

Throughout this progression, you must maintain your qualifying real estate investment and continue meeting residency requirements to avoid any disruption in your pathway to citizenship.

What documents and procedures are involved in the full application process?

The Colombian real estate investment visa requires comprehensive documentation spanning property ownership, financial verification, and personal background checks.

1. Property Documentation: Property title (Certificado de Tradición y Libertad), purchase agreement, property appraisal, and registration of foreign investment with Banco de la República.
2. Personal Identification: Valid passport with at least 18 months remaining validity, birth certificate, and marriage certificate (if including spouse).
3. Financial Documentation: Proof of funds for property purchase, bank statements showing investment capacity, and certificate of foreign investment registration.
4. Background Verification: Police clearance certificate from your home country (apostilled), FBI background check for US citizens, and similar documents from any country where you've lived for over one year.
5. Health Requirements: Valid international health insurance policy covering Colombian territory, medical certificate if required by specific consulate.
6. Supporting Documents: Completed visa application forms, passport-style photographs, proof of address in Colombia, and apostilled translations of all foreign documents into Spanish.

All foreign documents must be apostilled in the issuing country and translated by an official translator certified by the Colombian Ministry of Foreign Affairs or a Colombian consulate.

Have real people tried this visa route successfully — what was their feedback and experience?

Numerous foreign investors have successfully obtained Colombia's real estate investment visa, particularly in major cities like Bogotá, Medellín, and Cartagena.

Successful applicants consistently report positive experiences with the overall process, highlighting Colombia's relatively affordable property prices compared to other investment visa programs globally. Many investors appreciate the straightforward nature of the requirements and the transparent investment threshold tied to minimum wage calculations.

Common feedback from successful applicants includes appreciation for Colombia's vibrant culture, favorable climate, and growing expat community in major cities. Investors frequently mention the country's improving infrastructure and increasing international connectivity as additional benefits beyond the visa program itself.

The main challenges reported by successful applicants include navigating Colombian bureaucracy, language barriers during the application process, and keeping up with annual changes to the minimum investment threshold due to wage adjustments. Most successful applicants recommend working with local legal counsel familiar with immigration and real estate procedures.

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

Are there any known cases of people failing with this visa route, and why did it happen?

Several common factors contribute to Colombian real estate investment visa rejections, with most failures stemming from documentation issues or procedural oversights.

1. Incomplete or Incorrect Documentation: Missing apostilles, improper translations, or failure to provide required supporting documents represent the most frequent cause of visa denials.
2. Investment Registration Failures: Failing to properly register the foreign investment with Banco de la República or not maintaining the minimum investment value during renewal periods.
3. Security and Background Issues: Criminal background concerns, security red flags, or failure to provide adequate background clearances from all required countries.
4. Violation of Visa Conditions: Staying outside Colombia for more than six consecutive months, not maintaining genuine residency, or violating other visa terms during the validity period.
5. Financial Compliance Issues: Inability to demonstrate legitimate source of investment funds or discrepancies in financial documentation provided during the application process.

When a visa application is denied, Colombian immigration law imposes a six-month waiting period before the applicant can resubmit their application. This waiting period applies even if the initial denial was due to minor documentation issues that could be easily corrected.

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. CitizenX - Colombia Citizenship Investment
2. AffirmaLaw - Visa for Investors in Real Estate Colombia
3. Medellin Advisors - Colombian Investment Visa Guide
4. Golden Harbors - Colombia Investment Visa
5. Colombia Visas - Real Estate Investment Visa
6. The Wandering Investor - Residency in Colombia
7. Colombia Law Connection - Investment Visa
8. Expat Group - M-Type Investment Real Estate Visa