Foreign property buyers
Foreigners purchasing apartments, houses, or commercial real estate in Medellín, Bogotá, Cartagena, or elsewhere in Colombia as a primary or secondary residence.
Investment Visa · Real Estate, Business, Capital
Colombian Investment Visa
Buying property or investing in a business in Colombia can qualify you for a Migrant visa — and eventually, the Resident (R) visa. We handle the visa side while you focus on the investment.
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Overview
Quick Answer
Yes, foreigners can qualify for Colombian residency through investment. The Colombian Investor Visa (formally known as the M-10) qualifies against three thresholds, all anchored to Colombia's monthly minimum wage (SMMLV): 100 SMMLV (~USD $54,000 in 2026) for a business or company investment, 350 SMMLV (~USD $190,000) for a real-estate investment, and 650 SMMLV (~USD $352,000) for applicants combining multiple qualifying investments across property and business. All paths lead to the same Investor Visa — valid up to three years and a step toward the Resident (R) visa.
Importantly: buying property in Colombia does not automatically grant you a visa. You must separately apply for the Investor Visa and meet specific documentation and registration requirements. Many buyers are unaware of this distinction.
Who This Visa Is For
Is the Colombian Investment Visa right for you?
The Investment Visa is for foreigners who make a direct foreign investment in Colombia — through real estate, a business, or other qualifying investment vehicles. Common applicants include:
Real estate investors
Those acquiring rental properties or investing in Colombian real estate as a financial strategy, provided the investment meets the minimum threshold.
Business investors and entrepreneurs
Foreigners investing capital into a Colombian company — either as a new business or an existing entity — at qualifying levels.
Pre-retirees and remote workers building toward residency
Some clients combine property ownership with another visa (like the digital nomad or retirement visa) and use the investment as a long-term residency anchor.
The Investment Visa requires that you register your investment as a foreign direct investment (inversión extranjera directa) with Colombia's Banco de la República. Without this registration, immigration authorities may not recognize the purchase as a qualifying investment — even if the property value clearly exceeds the threshold. This step trips up many independent applicants.
Required Threshold
The Investor Visa has three qualifying tiers
Each anchored to a different SMMLV multiple
The qualifying investment amount depends on the investment path. Real-estate applicants and business/company applicants have different minimums, and applicants combining both types have a higher combined threshold. All three tiers are anchored to the Colombian monthly minimum wage (SMMLV), so the peso amounts adjust each January when the minimum wage is set.
The minimum wage threshold is adjusted by government decree each January. The exact peso amount will increase in 2027. We confirm current thresholds at the time of application.
Real estate
350× SMMLV
~COP 612,816,750 (~USD $190,000 in 2026). Property owned outright (or near-outright) in your name.
Business / company
100× SMMLV
~COP 175,090,500 (~USD $54,000 in 2026). Registered foreign capital invested in a Colombian company.
Mix (real estate + business)
650× SMMLV
~COP 1,138,088,250 (~USD $352,000 in 2026). Combined tier when your investment spans both categories.
Requirements
What you'll need to prepare
Certificado de Tradición y Libertad
Colombia's official property ownership certificate, issued by the Oficina de Registro de Instrumentos Públicos. Confirms you as the registered owner, the property's history, and absence of liens. Must be current (issued within 90 days of the visa application).
Banco de la República foreign investment registration
Proof that your investment has been registered as foreign direct investment. This is often the step applicants miss — without it, the visa application cannot proceed.
Property purchase documents
The escritura pública (public deed) from the notary, confirming the purchase price and terms.
Valid passport
Valid for at least six months beyond your intended stay, with at least two blank pages.
Passport-style photographs
Current photo meeting Cancillería specifications.
Completed visa application form
Filed through the Cancillería online portal.
Business investment alternative
For business investment, replace property documents with: Certificate of incorporation or Chamber of Commerce registration, proof of foreign capital registered with Banco de la República, and documentation of your ownership stake.
We guide you through preparing and validating every required document to help avoid delays or rejections.
Requirements may vary based on individual circumstances and current Colombian immigration regulations.
A note on background checks.
A criminal background check is only a formal requirement for the pension (retirement) visa. But as Colombia tightens security and immigration screening, Cancillería is increasingly requesting a police or criminal record certificate on other visa types too — even where it isn't formally listed. We recommend having a recent one ready, apostilled and translated into Spanish, so a request doesn't hold up your application. We'll tell you whether your case is likely to need one.
Most delays happen before the application is submitted
We review every apostille, translation, and supporting document with you before filing — catching the issues that cause Cancillería to send the case back.
See how the process worksThe Process
A clear path from consultation to approval
We guide you through every step. No surprises, no confusing paperwork, no figuring it out on your own.
Investment and Banco de la República registration
Before the visa application begins, your real estate purchase or business investment must be completed and registered as foreign direct investment with Banco de la República. This is separate from the notary/deed process. We advise on timing and coordinate to ensure this step is done correctly.
Document gathering
We give you a precise document checklist including the Certificado de Tradición y Libertad, investment registration confirmation, and any additional documents required for your visa sub-type. We advise on what needs to be apostilled and translated.
Application filing
We submit your complete application through the Cancillería portal. If the government requests additional documentation or clarification, we handle that response.
Visa approval and entry
Once approved, you'll receive your investment visa electronically. The visa is typically valid for up to three years.
Cédula de Extranjería
After arriving in Colombia with your visa, you must apply for your Cédula de Extranjería through Migración Colombia. Required for all M visa holders and essential for opening bank accounts, signing contracts, and daily life.
Why Work With Us
Immigration expertise for the investment visa process
The investment visa has more moving parts than most Colombian visa types — coordinating the property purchase, the Banco de la República registration, and the Cancillería application requires getting the sequence right.
Licensed Colombian immigration attorneys — not intermediaries
Experience navigating the intersection of real estate transactions and immigration requirements
Bilingual team: we communicate in English, handle all filings in Spanish
Fully virtual process — we work with clients in any country
Transparent pricing with full cost breakdown upfront
4.9 stars on Google · Trusted by 1,400+ clients
What Our Clients Say
Real Google reviews
4.9 · Google Reviews
"I had an excellent experience working with Natalia Torres from Colombian Visa Services. Her expertise was clear from the very first consultation, and she guided me through each stage of the visa process with patience and clarity. Natalia was always helpful, responsive, and thorough, and thanks to her support my visa was issued without any complications. Truly exceptional service."
Jeffrey Sutyla
Google Review
"I had an excellent experience with Colombia Visa Services. From the very first information session, they answered questions no one else could. Their process was super organized, with clear steps for uploading documents and helpful reminders to keep things moving. After submitting my visa application, I received weekly updates — something I really appreciated. I highly recommend them if you're applying for any Colombian visa."
Roberta Glaser
Google Review
"As experienced travellers who have to procure a visa for every country we visit, we found the Colombian application the trickiest to deal with by ourselves. We hired Colombian Visa Services for peace of mind and they delivered big time — answering all of our questions, providing specific instructions, and handling the submission for us. The company was efficient, professional, and communicated brilliantly. Highly recommend."
Vaughn
Google Review
"I had an exceptional experience with Natalia Torres from start to finish. She was incredibly professional, attentive, and genuinely committed to delivering top-tier service. From the moment I reached out, communication was prompt and clear, and every interaction felt warm and respectful. What stood out most was her attention to detail and willingness to go above and beyond. The final result was not only flawless but delivered ahead of schedule — a rare and much appreciated surprise."
Garry Pierre
Google Review
Not sure if this visa is right for you?
Take the qualifier or speak with our bilingual legal team before you apply.
Timeline & Costs
Processing time and costs
Processing time
the Cancillería has 30 calendar days to decide a complete application. In practice, applications often take the full 30 days, and often uses the full window.
Visa validity
Up to 3 years. Renewable, and after the qualifying period under an M visa, you can apply for the Resident (R) visa — Colombia's the Resident (R) visa.
Government fees
Approximately USD $324 total — a study fee of about $54 (paid when you apply) plus an issuance fee of about $270 (paid only after approval). Additional costs vary based on the complexity of investment documentation, apostille requirements, and translations.
Banco de la República timing
Registration should ideally happen before or shortly after the property purchase. There are time windows within which this should occur — we advise early in the process.
Talk to an Attorney
Real estate or business investment — which M-6 path fits you?
The M-6 Investor visa has multiple sub-paths with different thresholds, documentation, and tax implications. Tell us about your planned investment and we'll outline the best route — including title-search and registration support if real estate is involved.
- Bilingual Colombian immigration attorneys
- Fully virtual process — work with us from anywhere
- Direct attorney support, not call-center intermediaries
- 1,400+ clients supported · 4.9★ on Google
Path to Residency
From investment visa to the Resident (R) visa
- You are here
Year 0
Investment Visa (M-10)
Approved on qualifying real estate or business investment. Valid up to 3 years.
- 2
Year 5
Resident (R) Visa
Apply after 5 continuous years on the investment visa. You must continue to maintain the qualifying investment.
Year 10
Colombian Citizenship
Apply after 5 years as a long-term resident. Dual citizenship allowed.
Year 0
You are hereInvestment Visa (M-10)
Approved on qualifying real estate or business investment. Valid up to 3 years.
- 2
Year 5
Resident (R) Visa
Apply after 5 continuous years on the investment visa. You must continue to maintain the qualifying investment.
Year 10
Colombian Citizenship
Apply after 5 years as a long-term resident. Dual citizenship allowed.
The M-10 is a Migrant (M) visa. Time spent on an M visa counts toward Colombia's the Resident (R) visa requirement.
After holding the investment visa for five continuous years, you can apply for the Resident (R) visa — Colombia's the Resident (R) visa. The R visa is valid for five years and renewable indefinitely.
This means that property investment in Colombia isn't just a lifestyle choice — for many clients, it's the foundation of a long-term residency strategy. We advise on this pathway from the start.
Important to Know
What most buyers don't know
Property ownership alone does not grant you a visa
This is the most common misconception. Buying property in Colombia — even well above the minimum threshold — does not automatically entitle you to any visa. You must separately apply for the investment visa and meet all documentation requirements.
The Banco de la República registration is not optional
Without registering your purchase as foreign direct investment, your property ownership will not be recognized as a qualifying investment for visa purposes. This registration must be completed through the correct process — it is not handled by your real estate agent or notary.
The threshold is calculated in pesos, not dollars
The minimum investment (350 SMMLV) is denominated in Colombian pesos. The USD equivalent fluctuates with exchange rates and increases each January when the minimum wage is adjusted. A property that comfortably exceeded the threshold at purchase may need to be reassessed at renewal.
Joint ownership counts proportionally
If you purchase a property jointly with a non-spouse, your proportional share of the value is what counts toward the threshold — not the total property value.
We handle government correspondence on your behalf
If Cancillería or Migración Colombia requests additional documentation, your attorney responds directly — no extra charges, no scrambling on your end.
FAQ
Frequently Asked Questions
Ready to start the Colombia Investment Visa process?
Talk to our bilingual attorneys — free initial consultation.
