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Colombia offers a straightforward real estate investment route to residency through its Type M (Migrant) Visa, specifically the M-10 visa for real estate investors. This visa program allows foreign nationals to gain legal residency by purchasing qualifying property valued at approximately US$100,000-$120,000, making it one of Latin America's most accessible investor visa programs.
The Colombian real estate investor visa provides a clear pathway to permanent residency and eventual citizenship, with family inclusion options and reasonable maintenance requirements. As of September 2025, this program continues to attract international investors seeking both property investment opportunities and residency benefits in South America's most stable economies.
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Colombia's M-10 real estate investor visa requires a minimum investment of approximately US$100,000-$120,000 in qualifying property, grants 3-year renewable residency, and provides a pathway to permanent residency after 5 years.
The visa includes family members, requires 180 days annual residence, and leads to citizenship eligibility after 10 total years in the country.
| Visa Aspect | Requirement | Timeline |
|---|---|---|
| Minimum Investment | 350x monthly minimum wage (~US$100,000-$120,000) | Before application |
| Initial Visa Duration | 3 years (renewable) | Upon approval |
| Annual Residence | 180 days minimum | Each year |
| Permanent Residency | After 5 years with M visa | Year 5+ |
| Citizenship Eligibility | After 5 years permanent residency | Year 10+ |
| Family Inclusion | Spouse and dependent children | Same as main applicant |
| Investment Maintenance | Must retain property throughout visa period | Continuous |
Is there a real estate investment route for obtaining residency in Colombia?
Yes, Colombia offers a direct real estate investment route to residency through the M-10 (Migrant) visa program.
The M-10 visa specifically targets foreign investors who purchase qualifying real estate properties in Colombia. This visa category was established to attract foreign investment into the Colombian property market while providing investors with legal residency status.
Foreign nationals can obtain this visa by purchasing residential or commercial real estate that meets the minimum investment threshold. The property must be registered in the investor's name and the investment must be properly documented with Colombian authorities. As of September 2025, this remains one of the most straightforward investor visa programs in Latin America.
The visa grants temporary residency that can be renewed as long as the investment is maintained. Unlike some countries that only offer short-term visas, Colombia's program provides a clear pathway from temporary to permanent residency and eventually to citizenship.
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What is the minimum investment amount required for the real estate visa?
The minimum investment amount for Colombia's real estate investor visa is 350 times the current monthly minimum wage (SMMLV).
As of September 2025, this equals approximately COP 499-500 million, which translates to roughly US$100,000-$120,000 depending on current exchange rates. This threshold is adjusted annually based on Colombia's minimum wage increases.
The investment must be made in qualifying real estate, which includes residential properties, commercial buildings, or land for development. Hotel and industrial real estate do not qualify for this visa category. The property can be purchased individually or jointly with a spouse, but the total investment value must meet the minimum threshold.
Importantly, the funds must enter Colombia as registered foreign direct investment through the Central Bank (Banco de la República). Simply purchasing property with funds already in Colombia does not qualify for the visa program. The investment amount must be maintained throughout the visa period, meaning you cannot sell the property or reduce its value below the threshold without risking your residency status.
Does Colombia have a Golden Visa or Citizenship by Investment program?
Colombia's real estate investor visa is considered a "golden visa" in international terms, but it does not provide immediate citizenship or direct permanent residency.
The M-10 visa grants temporary residency that serves as a pathway to permanent residency and eventual citizenship through regular naturalization processes. Unlike some Caribbean or European programs that offer immediate citizenship for investment, Colombia requires investors to progress through residency stages.
Colombia does not offer a direct citizenship by investment program. Foreign investors must first obtain temporary residency, maintain it for five years, then apply for permanent residency (R visa). After holding permanent residency for another five years, they become eligible to apply for Colombian citizenship through naturalization.
This graduated approach means the total timeline from initial investment to citizenship eligibility is approximately 10 years. However, this pathway is considered reliable and well-established, with clear requirements and timelines that haven't changed significantly in recent years.
What are the basic eligibility requirements to apply for the real estate visa?
The basic eligibility requirements for Colombia's real estate investor visa are straightforward but must be met precisely.
| Requirement Category | Specific Requirement | Documentation Needed |
|---|---|---|
| Investment | Minimum COP 499-500 million in qualifying real estate | Property title, purchase deed, valuation certificate |
| Investment Registration | Funds registered as foreign direct investment | Banco de la República registration certificate |
| Property Ownership | Property registered in applicant's name | Public deed of sale and property registration |
| Criminal Record | Clean criminal background from home country | Apostilled criminal record certificate |
| Financial Proof | Demonstrate legal source of funds | Bank statements, income proof, tax records |
| Health Insurance | Valid health insurance coverage in Colombia | Insurance policy or certificate |
| Documentation | Valid passport and supporting documents | Passport, photos, translated documents |
Can you include your spouse and children in the application?
Yes, family members can be included in the real estate investor visa application as beneficiaries.
Spouses and dependent children can apply for the same M-10 visa category under the main applicant's investment. This means the family doesn't need to make separate investments or meet individual financial requirements. Both spouse and children receive the same 3-year renewable residency status as the main applicant.
Dependent children typically include unmarried children under 25 years old who are financially dependent on the main applicant. Children over 18 may need to provide additional documentation proving their dependent status, such as enrollment in educational institutions or proof of financial dependence.
Each family member must submit their own application with required documents including passport, photos, criminal background checks (for those over 14), and health insurance. The processing fees apply to each applicant, but the investment threshold remains the same regardless of family size.
Family members enjoy the same rights as the main applicant, including the ability to work, study, and eventually apply for permanent residency after five years.
How long is the residency permit granted under the real estate visa?
The Colombian real estate investor visa grants a 3-year temporary residency permit that is renewable.
This 3-year period applies from the date of visa approval, not from the date of property purchase or initial application. The visa can be renewed for additional 3-year periods as long as the qualifying investment is maintained and all other requirements continue to be met.
There is no limit on the number of renewals, meaning investors can maintain their temporary residency indefinitely by continuing to meet the program requirements. However, most investors use this temporary residency period to qualify for permanent residency, which becomes available after maintaining the M-10 visa for five consecutive years.
During each 3-year period, visa holders must spend at least 180 days per year in Colombia to maintain their residency status. This requirement ensures that holders are genuinely residing in the country rather than simply maintaining a nominal connection.
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What are the exact steps involved in applying for the real estate visa?
The application process for Colombia's real estate investor visa follows seven specific steps that must be completed in order.
- Property identification and due diligence: Research and identify qualifying real estate that meets the minimum investment threshold, verify legal status, and conduct property inspections.
- Investment registration preparation: Open a Colombian bank account and prepare documentation for foreign direct investment registration with Banco de la República.
- Property purchase and registration: Complete the property purchase, obtain the public deed of sale, and register the property in your name with the local property registry office.
- Foreign investment registration: Register the investment funds as foreign direct investment with Banco de la República and obtain the official registration certificate.
- Document preparation and apostillation: Gather all required documents including criminal background checks, health insurance, passport photos, and ensure foreign documents are properly apostilled and translated.
- Visa application submission: Submit the complete application online through Colombia's visa system or at a Colombian consulate, pay application fees, and schedule any required appointments.
- Application processing and approval: Await processing (typically 10-30 business days), respond to any requests for additional information, and receive the approved visa.
What documents do you need to prepare for the application?
The document requirements for Colombia's real estate investor visa are comprehensive and must be prepared with careful attention to detail.
Core documentation includes a valid passport with at least 18 months remaining validity, recent passport-style photographs meeting Colombian specifications, and a completed visa application form. Criminal background checks from your home country and any country where you've resided for more than six months in the past five years must be apostilled and translated into Spanish.
Property-related documents form the foundation of the application. You need the public deed of sale (escritura pública), property registration certificate from the local registry office, and property valuation certificate. The Banco de la República foreign investment registration certificate is crucial and often the most complex document to obtain.
Financial documentation includes proof of legal source of funds, bank statements, income verification, and tax records from your home country. Health insurance coverage valid in Colombia is mandatory, along with proof of payment for visa application and issuance fees.
All foreign documents must be apostilled in the country of origin and officially translated into Spanish by a certified translator in Colombia. This process can take several weeks, so early preparation is essential for a smooth application process.
Is there also a business investment route, and if so, what are its requirements?
Yes, Colombia offers an alternative business investment route through the M-6 visa for investors who prefer to invest in companies rather than real estate.
The M-6 business investor visa requires a minimum investment of 100 times the monthly minimum wage, which equals approximately COP 130 million or US$30,000-$33,000 as of September 2025. This represents a significantly lower investment threshold compared to the real estate route.
Business investments can include purchasing shares in existing Colombian companies, establishing new businesses, or investing in specific business ventures. The investment must create jobs for Colombian citizens and demonstrate economic benefit to the country. Investors typically need to present a detailed business plan and show relevant business experience or expertise.
The M-6 visa grants the same 3-year renewable residency as the real estate route and follows the same pathway to permanent residency after five years. However, business investments often require more active management and involvement compared to real estate investments, making them more suitable for investors planning to actively operate businesses in Colombia.
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Does the real estate visa provide a pathway to permanent residency or citizenship?
The Colombian real estate investor visa provides a clear and structured pathway to both permanent residency and eventual citizenship.
After maintaining the M-10 visa for five consecutive years, investors become eligible to apply for a Resident (R) visa, which grants permanent residency status. This permanent residency allows indefinite residence in Colombia without the need for renewals or maintaining specific investments, though some investors choose to keep their properties for continued income or appreciation.
Permanent residents can apply for Colombian citizenship through naturalization after holding permanent residency for five years. This means the total timeline from initial real estate investment to citizenship eligibility is approximately 10 years. Some nationalities may qualify for accelerated naturalization in certain circumstances, potentially reducing this timeline.
Colombian citizenship offers significant benefits including visa-free travel to over 100 countries, the right to vote and participate in Colombian politics, and access to all social services. Colombia allows dual citizenship, so investors typically don't need to renounce their original nationality.
The pathway is considered reliable because the requirements have remained stable over many years, and Colombia has a strong legal framework protecting foreign investment and property rights.
How long do you need to maintain the investment to keep or upgrade your status?
Investment maintenance requirements depend on your residency goals and current status in the Colombian immigration system.
For maintaining temporary M-10 visa status, you must keep the qualifying real estate investment throughout the entire period you hold the visa. Selling the property or allowing its value to drop below the minimum threshold will result in loss of visa status. This applies to all renewals of the 3-year temporary residency period.
To qualify for permanent residency after five years, you must maintain the investment through the entire five-year period leading up to your R visa application. However, once permanent residency is granted, there is no requirement to maintain the original real estate investment. Permanent residents can sell their properties without affecting their immigration status.
For citizenship applications, there are no investment maintenance requirements since citizenship is granted based on legal residency periods rather than ongoing investments. Once you become a Colombian citizen, your status is secure regardless of your property ownership or investment portfolio.
The annual residence requirement of 180 days per year must be maintained throughout the temporary residency period and continues during permanent residency if you plan to apply for citizenship.
What feedback and experiences have real applicants shared about successfully or unsuccessfully getting this visa?
Real applicant experiences with Colombia's real estate investor visa generally show positive outcomes for those who properly prepare their applications and follow legal procedures carefully.
Successful applicants consistently report that working with experienced legal professionals familiar with Colombian immigration and real estate law significantly improves outcomes. The most common success factor is ensuring proper registration of foreign investment with Banco de la República, which many applicants initially underestimate in complexity.
Common challenges include navigating Colombia's bureaucratic processes, ensuring all documents are properly apostilled and translated, and understanding the nuances of property law. Language barriers can complicate the process for non-Spanish speakers, making professional assistance valuable even for straightforward applications.
Failed applications typically result from incomplete documentation, improper investment registration, or attempts to shortcut the foreign direct investment registration process. Some applicants have encountered issues when trying to use funds already in Colombia rather than bringing new foreign investment into the country.
Processing times vary significantly depending on application completeness and current government workload, with successful applications typically taking 10-30 business days for straightforward cases. Applicants recommend allowing 3-6 months for the entire process including property purchase and document preparation.
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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.
Colombia's real estate investor visa represents one of Latin America's most accessible and well-structured pathways to residency and eventual citizenship through property investment.
With a reasonable investment threshold of approximately US$100,000-$120,000, clear timelines, and family inclusion options, this program continues to attract international investors seeking both diversification and residency benefits in a stable South American market.
Sources
- CitizenX - Colombia Citizenship Investment
- Affirma Law - Visa for Real Estate Investors in Colombia
- Golden Harbors - Colombia Investment Visa
- Colombia Visas - Real Estate Investment Visa Guide
- My Golden Visa - Colombia Golden Investor Visa
- Medellin Advisors - Colombian Investment Visa Guide
- The Wandering Investor - Colombia Residency Guide
- Golden Visas - Colombia
- SRIS Lawyer - Colombia M Visa Guide 2025
- Global Citizen Solutions - Colombian Investment Visa Guide