Colombia Real Estate Investment Visa: The Complete 2026 Guide
⚠️ 2026 FINANCIAL ALERT: Due to the historic ~24% increase in the Colombian Minimum Wage, the investment threshold for this visa has risen by over 100 Million COP. The new required investment is approximately $612,816,750 COP.
The Colombia Investor Visa (Migrant Category M-10) is the primary residency pathway for foreigners who make a direct foreign investment in real estate, such as purchasing a home or apartment. While it remains one of the most accessible ways to obtain residency, investors must now meet the new 2026 financial threshold of 350 Minimum Monthly Salaries (SMMLV).
Colombia Real Estate Investors Visas Important Notes:
The Colombian property investment visa:
The Colombian property investment visa is valid for up to three (3) years. You should purchase sufficient insurance for 3 years and invest well above the minimum. Although this visa permits multiple entries into Colombia, it will automatically lose validity if you remain outside Colombia for more than 180 consecutive days. The current government application fee for 2026 for the M-10 visa is roughly $324 USD, though final costs depend on the current exchange rate.
Important Update on Permanent Residency:
Under Resolution 5477 issued by the Cancillería (Ministry of Foreign Affairs), the “instant” permanent residency option (formerly the Golden Visa) has been eliminated. You must now hold the M-10 Migrant visa for five (5) years before qualifying for permanent residency.
Warning: Colombian title law is significantly different from North American or European systems. If you are not careful with the Estudio de Títulos (Title Study), you could face severe fines for tax evasion or even lose your property rights. Click here to schedule a consultation with our legal team before signing any promise of sale.
This visa depends on the property value listed on the title above the 350 minimum salaries for all renewals. That means you may qualify at the minimum this year, but your property must be above the new minimum the next time you renew your visa (1-3 years later), or you can not renew the visa. You can, of course, buy more than one property or top off with a parking space or storage unit. However, only foreign investors who are not tax residents can qualify to buy properties as foreign investors. That means that after a person is in the country for 183 days, they are not considered a direct foreign investor under tax law.
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Essential Documentation for the M-10 Real Estate Visa
To successfully apply for the M-10 Real Estate Visa, you must present a flawless portfolio of documents that prove both your identity and the strict legality of your investment. Beyond the standard requirements—such as a passport valid for at least 6 months and specific 3x4cm white-background photos—the foundation of your application is the Certificate of Tradition and Freedom (Certificado de Tradición y Libertad).
This document serves as your property’s “resume,” demonstrating that you are the sole owner and that the asset is free of liens or other legal encumbrances. Crucially, this certificate must be issued between 30 and 90 days before your application date; submitting an outdated certificate renders your application immediately inadmissible.
Common Reasons for M-10 Visa Denial and Rejection
One of the most frustrating experiences for investors is having their M-10 Visa application denied after they have already purchased a property. The vast majority of rejections are not due to the property itself, but to errors in the transfer of funds into the country. The Cancillería (Ministry of Foreign Affairs) is strict: showing a deed in your name alone is not sufficient. You must prove that the funds originated outside Colombia and were registered correctly.
The “Formulario 4” Trap: Proving Foreign Direct Investment
The single most critical document for your application is the Banco de la República Formulario 4. This form certifies your funds as Foreign Direct Investment (FDI). Your attorney must handle this registration correctly at the exact moment the funds enter the country, and the title signed by the notary MUST match the exact amount, or the visa may be denied, among other issues.
Risks of Undervalued Properties and Tax Declared Value
Another frequent cause of visa denial is a discrepancy between the commercial price and the declared tax value. In Colombia, it is common practice to declare a lower value in the public deed (Escritura Pública) to reduce transaction taxes. However, for visa purposes, this is fatal.
The government only considers the value stated on the deed. If you pay 700 Million COP but only declare 300 Million COP on the deed, you will fall below the 350 SMMLV threshold required for the 2026 Investor Visa. Furthermore, legally declaring a lower price constitutes tax evasion and can trigger separate penalties.
Legalizing Documents: Apostille and Translation Requirements
Securing the property is only half the battle; the bureaucratic phase involves demonstrating that your background is clean and your documents are valid. The Colombian government requires that all foreign documents be “legalized” to be accepted in the local legal system.
Understanding the Apostille Requirement
Every official document issued outside Colombia—specifically, your Criminal Background Check and proof of pension or income—must be Apostilled. An Apostille is a specialized certificate that authenticates the seal and signature of a public official on your document.
Crucially, the Apostille must be issued by the country of origin. For example, an FBI background check must be apostilled by the U.S. Department of State, not by a Colombian consulate. Documents without this specific validation will be rejected during the initial review.
Official Translation and Translator Certification
Once your documents are apostilled, they cannot simply be translated by a friend or a standard app. They must be translated into Spanish by a Certified Official Translator (Traductor Oficial) registered with the Colombian Ministry of Foreign Affairs.
The translator will stamp and sign the translation, certifying its accuracy. A common error is translating the document before getting the Apostille. The correct order is always:
- Get the Original Document
- Get the Apostille
- Translate Both (Document + Apostille)
Can I Rent My Property on Airbnb?
Yes, holders of the Investment Visa may rent their properties on platforms such as Airbnb or Booking.com. This is a popular strategy for generating ROI without using the property. However, you must comply with local tourism laws, including registering the property with the National Tourism Registry (RNT) and reporting income to the DIAN (Colombia’s tax authority). Earning income from your property does not jeopardize your visa status, provided you pay the requisite taxes on that income.
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What Documents are required for Colombia Investment Visa?
The documents required for Colombia investor or investment visa depend on the type of investment and the amount of investment. Here is a general list of required documents for all types of investor visa
Passport Photocopy:
A photocopy of the first page of your valid passport showing your biographical data. The photocopy can be either in color or black and white
Proof of Legal Entry: Proof of Legal Entry:
A photocopy of the page of your passport showing last stamp of entry or departure of Colombia.
Photocopy of Previously Issued Visa:
If you’ve had a previous Colombian visa such as a student or retirement visa, then a photocopy of this visa.
Passport photo:
Passport style face photo with a white background, sized at 3 cm width X 4 cm height, maximum size of 300 kb jpg file for online application.
National Criminal Record Report
A copy of your criminal record with an apostille and translation if necessary. Not in the resolution but implemented for most visas since 2024.
Certificado de libertad y tradición
Certificate of Free Property Ownership and History (Certificado de Libertad y Tradición) issued by the Office of Public Instruments (Oficina de Instrumentos Publicos)of the real estate property that proves ownership.
Certificate of Foreign Investment
Issued by the Banco de la República de Colombia (Federal Bank of Colombia), which records the direct foreign investment in Colombia for the purchase of real estate in the name of the foreigner applying for the visa.
Certificate of foreign investment
Issued by the Banco de la República (Federal Bank of Colombia)
Copy of Foreign exchange declaration form F4 registered with the Banco de la República de Colombia
Health Insurance
It is recommended to buy 3 years of travel insurance if you do not have a Colombian ID card, as it increases your chances of getting a 3-year visa. If you get a 1-year policy, you will be limited to a 1-year visa. All foreigners applying for a property investment visa are required to have health insurance that covers them for all risks and the repatriation of their bodies if they die. Many people with premium insurance in Colombia may find that their policies do not cover the repatriation of their remains.
For that reason, many people find they need to buy a travel insurance policy, which is similar to health insurance in many ways and also covers repatriation expenses. Our office has great discounts for travel insurance!
Applicants for a property investment visa may enroll in the EPS, so a visa renewal with EPS may be accepted; however, this depends on the visa officer. We recommend a full private policy or travel insurance for renewals.
Under the new visa resolution 5477, all Migrant visas require you to come to Colombia once every 180 days to keep your visa. If you are out of Colombia for more than 180 days in one trip your visa will no longer be valid, and Migracion Colombia officials may cancel your visa on entry.
If you are allowed entry into Colombia with just a stamp then the official will most likely allow you to enter as a tourist after cancelling your visa.
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How do I Apply for a Colombian Property Investment Visa?
There are two ways to apply for a Colombian property investment visa: either in Colombia or abroad.
Are you applying for a Colombian property investor’s visa from abroad?
A visa applicant seeking an investor visa in Colombia can apply online. In addition, any Colombian visa can be obtained from any Colombian consulate worldwide. In the U.S., Colombia has consulates located in the following cities and states:
Are you applying for a Colombian property investor visa in Colombia?
A visa applicant who wishes to invest in Colombia can apply for a Colombian investment visa online. In Colombia, you cannot travel to Bogotá for an in-person interview unless you are first called in. So you must apply online first.
Frequently Asked Questions: Colombian Real Estate Visa (2026 Rules)
What is the minimum investment for the Colombian Real Estate Visa (M-10) in 2026?
To qualify for the Colombian Real Estate Investment Visa (M-10) in 2026, foreign investors must meet a financial threshold of 350 legal minimum monthly salaries (SMMLV).
Due to the 2026 minimum wage hike, this investment requirement equals approximately $612,816,750 COP. In U.S. Dollars, the Colombia property visa cost typically ranges between $153,000 USD and $160,000 USD, depending on the daily exchange rate (TRM) at the time of purchase.
Is the “Colombia Golden Visa” (Instant Residency) still available for investors?
No. The “Instant Permanent Residency” pathway for Colombian real estate investors was eliminated by Resolution 5477.
Under current immigration laws, investors must first hold the temporary Migrant (M-10) Property Visa for five (5) consecutive years. Only after maintaining this status can they apply for the Colombian Resident (R) Visa.
Can I use a mortgage to qualify for the Colombia Investment Visa?
Generally, no. The Colombian Ministry of Foreign Affairs requires proof of Foreign Direct Investment (FDI) for the full qualifying amount (350 SMMLV).
If you use a mortgage to buy property in Colombia, you are only “investing” the down payment. To obtain the M-10 Investment Visa, you must prove that you personally transferred the full capital (approx. 613 Million COP) into Colombia via legal exchange declaration.
Why is “Formulario 4” critical for the Colombian Property Visa application?
The Banco de la República Formulario 4 is the mandatory document that certifies your funds were registered as Foreign Direct Investment (FDI).
For the Colombian Investment Visa application, if your funds are transferred as a “personal remittance” rather than “foreign investment,” the Central Bank will not issue this certificate. Without Formulario 4, your real estate visa will be denied, even if you hold the property title.
What are the risks of the “Promesa de Compraventa” for visa applicants?
When buying property to secure a Colombian visa, the Promesa de Compraventa is a legally binding contract with severe penalty clauses (often 10-20% of the property value).
Investors should never sign this document without a specialized Colombian immigration attorney adding contingency clauses. If your M-10 visa is denied or funds are delayed, you could forfeit your deposit without these protections.
Can I declare a lower deed value and still get the Colombian Investor Visa?
No. Declaring a lower value on the Escritura Pública is illegal tax evasion and fatal for Colombian visa applications.
The Ministry of Foreign Affairs only considers the value registered on the public deed. If the deed reflects a value lower than the 350 SMMLV visa threshold, your M-10 Investment Visa will be rejected automatically.
Which documents must be Apostilled for the Colombia Real Estate Visa?
For the Colombian Real Estate Visa application, any official document issued abroad must be Apostilled by the country of origin.
This typically includes your Criminal Background Check and Proof of Income. A critical rule for Colombian immigration is that the Apostille must be obtained before the document is translated by a Certified Official Translator in Colombia.
How long can I stay outside Colombia with a Migrant (M) Investment Visa?
Under the Migrant (M) Visa category, your visa status will automatically terminate if you are absent from Colombia for more than 180 consecutive days.
If you violate this stay rule, your Colombian Investment Visa becomes void, and your accumulated time toward permanent residency resets to zero.
Can I rent my property on Airbnb with a Colombian Investment Visa?
Yes. Holders of the Colombian M-10 Real Estate Visa are permitted to rent their properties on platforms like Airbnb or Booking.com.
However, to remain compliant with Colombian visa laws, you must register the property with the National Tourism Registry (RNT) and report the rental income to the DIAN (tax authority).
What is the “Certificate of Tradition” for Colombian visa applications?
The Certificado de Tradición y Libertad is the property’s legal history document required for the Colombian Real Estate Visa.
This certificate proves you are the sole owner of the qualifying asset. For your M-10 visa application to be admissible, this document must be issued no more than 30 to 90 days before your submission date.
Our Path to Becoming Colombia's Leading Visa Agency
James Lindzey founded ColombiaVisas.com after relocating to Colombia in 2005. With experience as a private investigator and paralegal in the U.S., James brought a strong legal background to Colombia's complex visa system.
Today, Visas by James—part of Colombia Legal & Associates SAS—is a top provider of visa and legal services for expats. We specialize in U.S. immigration services for Colombians migrating to the USA, and Expats from countries around the world migrating to Colombia.
In addition to our visa services, our agency offers a full range of legal and accounting services to our clients. We can better assist clients with document collection services for documents located in the United States because of James's prior legal experience there.
We also maintain contact with over 800 notaries, registries, and Colombian courts to obtain any documents required in Colombia.
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Important Legal Disclaimer
The information on this page is provided for general informational purposes only and does not constitute legal advice, immigration advice, or a guarantee of any specific visa outcome.
Colombian visa requirements, procedures, government fees, and internal criteria change frequently and may vary depending on your personal situation and the policies in force at the time of your application.
Always consult a qualified professional to receive advice tailored to your individual case. Reading this website does not create an attorney–client relationship with Colombia Legal & Associates SAS, Visas by James, or any member of our team.
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Many visas require obtaining complicated documents in the United States, Canada, or other countries. As James Lindzey has extensive experience collecting documents as a former private investigator in the United States, we can help you find documents.
Analysis of clients’ Colombian visa immigration profiles and suggestions on the best visa options for clients’ needs.
To avoid documents expiring, we help clients create a Visa Plan to identify and schedule the document collection needed for their Colombian visa application.
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We handle Spanish translations of foreign documents in most languages as required for clients’ visa applications on request as an optional service.
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We encourage our clients to visit us in person. James Lindzey is an expat who enjoys spending time with other expats and Colombians. Our main office is located in Medellin, Colombia, near Parque Lleras in El Poblado. We have representation in Bogota, Miami, and Fort Lauderdale. Our main office address is Cra 39 #5A-95, Oficina 709, Edificio Avangarde. We accept walk-in appointments, but it’s always helpful if you can let us know in advance so we can schedule a time. Area codes in Colombia have changed. To reach our office, please call (57) 604-444-6634 or +1-305-767-2766.