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The Colombian Real Estate Investment Visa: Your Powerful Gateway to Residency and Citizenship

  • Writer: Juliana Rey, Attorney
    Juliana Rey, Attorney
  • Oct 5
  • 12 min read

Updated: Oct 10

Real Estate Investment Visa
Real Estate Investment Visa

Discover key requirements for the Colombian Investor Visa—property value, investment registration, and renewal tips. Avoid common mistakes with expert help from Colombian Visa Agency.


Introduction


Investing in Colombian real estate isn’t just a smart financial move—it’s also a strategic path to legal residency, and eventually, Colombian citizenship.


Whether you're planning to relocate, retire, or expand your international portfolio, Colombia offers a real estate visa pathway that can lead to long-term benefits—if done correctly.


⚠️But here’s the catch: many foreign investors rush into buying property without understanding the legal and immigration requirements, risking their opportunity to qualify for the visa.


This guide is written specifically for you—if you're interested in investing in Colombia and want your property purchase to open the doors to legal residency and eventually full citizenship.


Read carefully until the end—we’ll walk you through:

  • The core requirements of the Colombian Real Estate Investor Visa (M-type)

  • The key benefits and application steps

  • And most importantly, how to avoid common mistakes that can cost you time, money, and visa eligibility.

⚠️ Common Misconceptions to Avoid


Too often, foreign investors assume that:

  • Any property purchase automatically qualifies for the Colombian investor visa.

  • A high-value transaction entitles them to Colombian residency without fulfilling other legal steps


💡The truth is: without proper registration and documentation, your investment may not count—even if you’ve spent far above the legal threshold.


Let’s clear up those misconceptions and help you take the right steps, before, during, and after your investment.


Colombian Real Estate Investment Visa: Features, Validity & Benefits.


What is the Colombian Investment Visa (M-type visa)?

The Colombian Real Estate Investment Visa is classified as a Type M (Migrant) Visa, granted to foreigners who purchase property with a minimum investment equivalent to 350 current legal monthly minimum wages (SMMLV) and meet all the necessary legal conditions.


Key Highlights:

  • Minimum investment: 350 SMMLV (subject to annual wage adjustments)

  • Validity: Up to 3 years (can be issued for 1 or 2 years at the discretion of the Ministry of Foreign Affairs)

  • Application: Can be submitted from Colombia or from your country of residence

  • Processing Time: Max 30 calendar days (average: 15 days)

  • 🚫 Work Restriction: This visa does not permit employment in Colombia


Important Update: No More Direct Path to Resident Visa (Type R)


As of October 2022, under Resolution No. 5477, Colombia has changed the immigration rules related to real estate investment.


What changed?Before October 2022, you could buy a high-value property and apply directly for the Colombian Resident Visa (Type R).


Now, that’s no longer possible.


Under the new regulation:

  • You must first obtain a Type M Real Estate Investment Visa (temporary residency)

  • Then, you must hold this visa continuously for 5 years

  • Only after those 5 years can you apply for the Type R (Resident Visa) and obtain permanent residency


So while it’s still a viable path, it's no longer a shortcut. You need to be prepared for a long-term commitment.


What Is the Minimum Investment Required to Apply for a Colombian Real Estate Investor Visa in 2025?


Minimum Investment for Colombian Investor Visa 2025.


Under Resolution 5477 of 2022, the minimum investment to qualify for the Colombian M-type Real Estate Investor Visa is equivalent to 350 times the current legal monthly minimum wage (SMMLV).


For 2025, the Colombian minimum monthly wage is set at COP $1,423,500. Therefore, to meet the visa requirements this year, your real estate investment must be valued at approximately USD $120,000 (subject to exchange rate variations).


⚠️It’s essential to ensure your investment meets this updated threshold, or your visa application may be denied.


Most Relevant Benefits of the Colombian Real Estate Investment Visa.


Becoming the primary holder of a Colombian Real Estate Investment Visa unlocks two significant advantages:


  • A legal pathway to permanent residency and eventually Colombian citizenship.

  • The ability to request beneficiary visas for your spouse or permanent partner, and for children under 25, provided they are economically dependent on you.


Let’s explore these benefits in more detail:


  1. The investor visa as a path to colombian permanent residency.


How Can I Obtain a Colombian Resident Visa Through an Investor Visa?


Because the Real Estate Investment Visa is classified as a Migrant (M) Visa, it allows you to accumulate legal residency time that counts toward applying for Colombian permanent residency (Type R Visa).


Here’s how it works:

  • If you maintain your M-type Real Estate Investor Visa for five (5) consecutive years, you become eligible to apply for the Resident Visa, granted under the accumulation of time.

  • To accumulate the 5-year period, you must not leave Colombia for more than 6 consecutive months within each calendar year.

  • You must also renew your visa before it expires to ensure there are no gaps between one visa and the next.


💡This continuity is crucial. Any gap could reset your accumulated time and delay your eligibility for permanent residency.


To prove you’ve maintained continuous investor visa status:

  • You must demonstrate uninterrupted visa validity across the 5-year period.

  • Legal stay under temporary permits (such as salvoconductos) does not count toward the required accumulation of time.


Once you are granted the Colombian Resident Visa, you’ll enjoy 5-year validity and can renew it indefinitely through a straightforward process called “traspaso.”


  1. The investor visa as a path to colombian citizenship.


How Can I Acquire Colombian Citizenship Through an Investor Visa?


Once you’ve obtained your Colombian Resident Visa through the accumulation of 5 years as an investor, the next step is to maintain this status for another 5 continuous years, while also keeping your domicile in Colombia.


At that point, you become eligible to apply for Colombian citizenship by adoption, as outlined under Law 2332 of 2023.


In summary, here are the 3 main steps to achieve Colombian citizenship through real estate investment:


Step-by-Step Timeline to Colombian Citizenship


✅ Step 1: Secure the Investor Visa and Hold It for 5 Years

  • Accumulate 5 uninterrupted years as the primary holder of the Real Estate Investor Visa.

  • Make sure to:

Stay in Colombia for at least part of every 6-month period each year.

Renew your visa before it expires to maintain continuity.


✅ Step 2: Apply for the Resident Visa

  • Once you reach the 5-year mark, apply for the Colombian Resident Visa.

  • If approved, you’ll receive a visa valid for 5 years.

  • The Resident Visa can be renewed repeatedly, making it a long-term solution.


✅ Step 3: Apply for Colombian Citizenship

  • After maintaining 5 consecutive years of Resident Visa status

  • While residing in Colombia continuously during that time

  • You’ll be eligible to apply for Colombian citizenship

  • The process includes additional requirements under Law 2332 of 2023, such as:

Proof of legal residency.

Language and cultural integration.

Compliance with legal and tax obligations.


💡 Additional Consideration: Dual Citizenship Is Allowed


Colombia permits dual citizenship, which means you can retain your original nationality while enjoying the benefits of Colombian citizenship.


This includes:

  • Access to visa-free or visa-on-arrival travel to several countries

  • Eligibility for Mercosur trade and mobility benefits

  • Rights and protections under the Colombian Constitution


For global investors, this dual status offers flexibility, expanded travel privileges, and stronger business opportunities across Latin America.


The Colombian Investor Visa Allows you to Apply for Beneficiary Visas for Eligible Family Members


Discover how the Colombian Real Estate Investor Visa allows you to bring your spouse and children under 25 through dependent beneficiary visas.


One of the key advantages of becoming the primary holder of a Colombian Real Estate Investor Visa is the opportunity to legally bring close family members (dependents) to live with you in Colombia.


As the main visa holder, you are eligible to apply for Colombian beneficiary visas for your:

  • Spouse or ependen t partner

  • Children under the age of 25(Only if they are economically dependent on you)


💡 These family members can legally reside in Colombia under the same visa validity period as the primary investor.


When Can You Apply for Beneficiary Visas?


You can apply for beneficiary visas immediately after receiving your electronic Investor Visa approval.


This streamlined option makes Colombia not only a welcoming destination for investors—but also a country that supports family unity under its immigration laws.


What Must Be Proven When Applying for a Beneficiary Visa?


To request a Colombian beneficiary visa, whether under the Investor Visa or another eligible category, you’ll need to demonstrate two main conditions:


  1. Proof of Relationship (Family Bond)


You must provide official documentation to verify the relationship between the principal visa holder and the intended beneficiary:

  • For a spouse:A marriage certificate (digital, authenticated copy) dated no more than 90 days before the visa application.


If issued outside Colombia, it must be apostilled or legalized, and officially translated into Spanish by a certified Colombian translator.


  • For a child under 25:A birth certificate or civil registration with the same legal requirements as above.

  • ⚠️Children over 25 years old may only apply as beneficiaries if they have a documented physical or cognitive disability and are economically dependent on the principal visa holder.

  • For a permanent partner:A legal certificate confirming the formalization of the domestic partnership, recognized by the laws of the country where it was established.


Need help translating your documents into Spanish?


At Colombian Visa Agency, we offer official translation services through a certified Colombian translator. Contact us to learn more.


  1. Proof of Financial Dependence.


The person for whom the visa is being requested must be economically dependent on the main visa holder. This dependency must be clearly explained in the visa application letter submitted along with the required documents.



What Types of Property Qualify for the Colombian Investment Visa?


Not all real estate purchases are eligible for the Investor Visa. You need to know exactly what qualifies before making a purchase.


✅ Eligible Property Types:

  • Apartments or houses

  • Buildable residential or commercial lots

  • Property for residential or commercial use (purpose is flexible)

  • Purchases made directly from private sellers or construction companies


🚫 Not Eligible:

  • Rights or shares in real estate projects without a registered public deed

  • Properties with legal complications, such as mortgages or inheritance disputes

  • Properties held jointly with other investors (only one person per title may apply)


Requirements for the Colombian Real Estate Investment Visa


Here is the full list of required documents to apply for the Colombian M-type Investor Visa:


  • Copy of your valid passport

  • Entry stamp (if applying from within Colombia)

  • Certificate of Tradition and Freedom: Must prove the property is legally titled under your name and its value is at least 350 SMMLV (approx. COP $498,225,000 in 2025)

  • Certification of Investment: Issued by the Bank of the Republic, confirming foreign investment registration in the applicant's name

  • Proof of Economic Solvency: Bank statements from the three months prior to application

  • Proof of Continuous Possession (only for visa renewal): Must show uninterrupted ownership throughout the validity of the previous visa

  • Health Insurance Policy: Must cover Colombia, including medical emergencies, death, and repatriation


⚠️ Important Note:

These are the basic minimum requirements to submit your visa application. However, based on our experience at Colombian Visa Agency, the Ministry of Foreign Affairs often requests additional documents or clarifications during the process.


💡 This is why working with experienced visa professionals is key to avoiding delays or denials.


Step-by-Step Guide to Buying Property in Colombia and Applying for the Investor Visa


Discover the complete step-by-step process to legally buy property in Colombia and apply for the Colombian Real Estate Investor Visa. Avoid costly mistakes with expert guidance.


Buying property in Colombia can be a rewarding investment—and it can also be your gateway to Colombian residency. However, for both your real estate purchase and investor visa application to be successful, you must follow a structured and legally sound process.

Below is a complete breakdown of the steps involved.


✅ Step 1: Legal Title Study


Before signing any document, it's critical that a qualified attorney performs a thorough title study to ensure the property is free of legal issues.

Key elements to review include:

  • Certificate of Tradition and Freedom with at least 20 years of history

  • Check for mortgages, liens, or lawsuits

  • Investigate asset forfeiture risks, especially in properties linked to illicit activities


💡 Note: In Colombia, there is no title insurance as in the United States. The only legal safeguard is a professional title study performed by a trusted lawyer.



✅ Step 2: Drafting the Purchase Agreement (Promesa de Compraventa)


This contract outlines:

  • The purchase price

  • Payment terms

  • Penalties for breach of contract


A real estate lawyer must carefully review this agreement to ensure there are no abusive clauses or legal traps. This step is crucial to protect your investment.



✅ Step 3: Funds Transfer and Investment Registration


One of the most frequent and costly mistakes foreigners make is failing to properly register their investment. This can result in visa denial, even if the property value qualifies.


To ensure your funds are correctly handled:

  • Transfer money to Colombia only through authorized foreign exchange intermediaries

  • Register your funds with the Banco de la República as a Direct Foreign Investment (IED)

  • Obtain your Investment Registration Certificate, a mandatory document for your visa application


⚠️Common Mistake Alert:Many foreigners skip the legalization process. Remember, to register your investment, you must submit official legalization forms to the Bank of the Republic. This tells the Colombian government exactly what the funds are for.


Working with an immigration or investment attorney is essential to ensure this step is done correctly.


Once your funds are registered, you may proceed with the purchase. If all documents are prepared, this stage typically takes 2–3 weeks.



✅ Step 4: Public Deed and Registration


After agreeing on the purchase and registering the investment, you must formalize the ownership of the property through public registration.


This includes:

  • Signing the public deed (Escritura Pública) at a local notary

  • Registering the deed at the Public Instruments Registry Office

  • Obtaining a new Certificate of Tradition and Freedom showing you as the official owner

 


✅ Step 5: Submission of Your Colombian Investor Visa Application


Once all prior steps are complete and your Investment Registration Certificate is in hand, you're ready to apply for your M-Type Colombian Investor Visa.


Required documents include:

  • Passport copy

  • Entry stamp (if applying from within Colombia)

  • Proof of property ownership

  • nvestment certification

  • Proof of financial solvency

  • Valid health insurance


Don’t worry—our team at Colombian Visa Agency can handle this entire process for you from start to finish.



✅ Step 6: Apply for Your Foreigner ID (Cédula de Extranjería)


After your visa is approved, you must register with Migración Colombia to obtain your Cédula de Extranjería, your official Colombian ID for foreigners.


This card enables you to:

  • Open bank accounts

  • Sign contracts

  • Perform legal and financial transactions

  • Rent or purchase additional property


💡 Pro tip: Apply for your cédula de extranjería within 15 days of your visa being issued to avoid fines or processing issues.


Final Thoughts


Each step of this process must be handled with precision. A single mistake—like failing to register your investment—can derail your visa application entirely. That’s why professional legal support is not optional, it’s essential.


At Colombian Visa Agency, we guide you through every stage of your investment and visa journey. From legal property checks and documentation, to foreign investment registration and visa submission—we’re here to make it simple and secure.


Real Estate Investment Opportunities in Colombia


Explore profitable Colombian real estate investment options, requirements for investor visas, and key facts to protect your property‑tied visa. Let Colombian Visa Agency guide you every step of the way.

 

Investing in Colombian real estate offers foreign investors a lucrative opportunity thanks to the favorable exchange rate between the US dollar and the Colombian peso. With diverse options—residential homes, commercial spaces, and land for development—investors can select the kind of property that aligns with their goals. Partnering with recommended real estate professionals can help you identify and acquire the right property with confidence. By working with experienced experts, you safeguard your investment and navigate the Colombian market with clarity and sound decision‑making.


While many real estate developments look attractive, it's crucial to recognize: you can only apply for the real estate investment visa once you have proof of ownership. That means if you are investing in a project still under construction, you must wait until the property is delivered—i.e., you actually have the keys—before you can use it toward visa eligibility.


Investment Alternatives


Here are several ways to benefit from Colombia’s real estate market:


  • Short‑term rentals (Airbnb): High returns, though subject to local regulation.

  • Traditional long‑term rentals: More stability, lower risk.

  • Commercial properties: Warehouses, offices, retail shops; especially suitable for corporate or business‑oriented investors.

  • Real estate funds (FICs): Diversified exposure, similar to REITs in structure.

  • Joint ventures with local developers: Share risk and leverage in‑country market knowledge.


Key Facts About the Colombian M-Type Investor Visa You Shouldn't Miss.


Unlike other visa categories—like work or student visas—the Colombian M-type investor visa is directly linked to the real estate investment you make.


This means your visa is only valid as long as your property maintains its legal value. If you sell the property or its value drops below the minimum threshold, your visa may be subject to cancellation.


💡 Pro Tip: To qualify for second or third-time renewals, your property must retain a value equal to at least 350 Colombian minimum monthly wages. Since the minimum wage increases every year, it's highly recommended to invest above the bare minimum. If your investment fails to meet the updated standard, you could face visa renewal complications in the future.


⚠️A common mistake we see: many foreigners invest in Colombian real estate and then apply for the investment visa, only to be rejected. Why? Because they fail to register their foreign investment with the Banco de la República. Even if you've invested well beyond the required amount, unregistered investments don't count towards your visa eligibility. To avoid legal and immigration pitfalls, it's crucial to work with an experienced attorney who can correctly register your investment.


Another critical detail: if you're granted the Colombian M-type investor visa and spend more than 180 consecutive days outside the country within a single calendar year, you risk having your visa revoked. This rule applies even if your property remains valid.


✅ How Colombian Visa Agency Can Help You?


At Colombian Visa Agency, we make your investment journey in Colombia secure and hassle-free. Our specialized services include:

  • Legal due diligence on properties

  • Foreign investment registration with Banco de la República

  • Expert advice throughout the purchase and notary process

  • Preparation and submission of your visa & Foreigner ID application


Ready to invest in Colombia and secure your visa the right way?

Contact us today for a consultation tailored to your needs.



 
 
 

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