Investing in real estate is one of the smartest ways to invest in Colombia: not only can it generate solid returns, but it also gives you access to a temporary residence visa that, over time, opens the doors to permanent residency.

The M Visa – Real Estate Investment is designed for foreigners who want to invest in Colombia.

In this practical and complete guide, we explain in a simple and approachable way everything you need to know for 2025.

What is the M Visa – Real Estate Investment?

If you’re thinking about moving to Colombia by purchasing a property, this is probably the visa for you.
It is a Migrant-type visa (M) granted to those who buy a property in Colombia for investment purposes, as long as it meets the minimum amount required by law.

• Duration: up to 3 years, renewable.

   

• Residency requirement: to apply for the Resident Visa (R), you must have held the M Visa continuously for 5 years.

   

• Beneficiaries: you can include your spouse and children as dependents, as long as your visa is valid.

   

👉 Unlike other visas (such as work or student visas), this visa is tied to the property. If you sell the property or its value drops below the legal minimum, your visa could be canceled.

How much do I need to invest in Colombia 2025?

This is where most foreigners have doubts: what is the minimum investment required to apply for this visa?

• The law requires a minimum investment of 350 legal monthly minimum wages (SMMLV).

   

• Minimum wage 2025: $1,423,500 COP.

   

• Required amount: 350 SMMLV = $498,225,000 COP.

   

• Equivalent in dollars (average exchange rate $4,150 – $4,350): USD $115,000 – $120,000.

   

💡 Key tip: invest in Colombia in a property above the minimum. 

Each year, the minimum wage increases (16% in 2023, 12% in 2024, 9.54% in 2025). 

If your property falls below the new threshold, you could face problems when renewing your visa.

What type of property qualifies for the visa?

Not all properties qualify. You need to be clear about what works and what doesn’t before making the purchase.

✅ Valid:

• Apartments, houses, buildable lots.

   

• Properties intended for housing or commercial use (purpose doesn’t matter).

   

• Direct purchases from private sellers or construction companies.

   

❌ Not valid:

• Assignments of rights in projects without a registered public deed.

   

• Properties with legal issues (mortgages, pending inheritance).

   

• Properties shared with other investors (only one titleholder can apply).

   

Step-by-step process to buy and apply

For your purchase and visa to succeed, you must follow this process with order and proper advice:

Step 1. Title study
Before signing any contract, your lawyer must review:

• Certificate of Tradition and Freedom (minimum 20 years of history).

   

• Mortgages, liens, lawsuits.

   

• Risks of asset forfeiture (properties linked to illicit activities).

   

👉 In Colombia there is no title insurance like in the U.S. The only safeguard is a proper legal study.

Step 2. Purchase agreement (Promesa de Compraventa)
This document sets the price, payment terms, and penalties. It must be reviewed by a lawyer to avoid abusive clauses.

Step 3. Funds transfer and investment registration

• The funds must enter Colombia through an authorized foreign exchange intermediary.

   

• They must be registered at the Bank of the Republic as a Direct Foreign Investment (IED).

   

• You’ll receive the Investment Registration Certificate, an essential document for the visa.

   

⚠️ Common mistake: making a simple bank transfer. Without registration at the Bank of the Republic, your investment does not count for the visa.

Step 4. Public deed and registration

• Sign the deed at a notary.

   

• Register it at the Public Instruments Registry Office.

   

• Obtain a new Certificate of Tradition and Freedom in your name.

   

Step 5. Visa application

• Online platform of the Ministry of Foreign Affairs.

   

• Attach documents: passport, deed, investment certificate, health insurance, etc.

   

• Pay the fees: application review and issuance.

   

Step 6. Foreigner ID (Cédula de Extranjería)
Once the visa is approved, you must apply for your Cédula de Extranjería with Migración Colombia. This document allows you to open bank accounts, sign contracts, and carry out other legal processes.

Required documents to apply for the M – Real Estate Investment visa in 2025

Having just the deed or passport is not enough: the Ministry of Foreign Affairs and Migración Colombia are very strict with documentation. If anything is missing or outdated, your application may be automatically rejected. Here’s the complete checklist with explanations:

• Valid passport

   

• Certificate of Tradition and Freedom (no older than 30 days)

   

• Public deed in your name

   

• Foreign Investment Registration Certificate (Bank of the Republic)

   

• Proof of foreign exchange transactions

   

• Bank statements from the last 3 months

   

• Health insurance with coverage in Colombia

   

• Application form and proof of payment of fees

   

👉 Practical tip: organize your documents in a digital folder with clear names and dates. And never leave the fee payment for the last day: if the system crashes or your card fails, you could lose your chance.

Approximate costs in 2025

Having a clear picture of the full budget prevents surprises. The visa is not the only cost—you’ll also pay for migration, notary, and registry fees.

Migration costs:

• Application review: $232,700 COP (~USD 54).

   

• Visa issuance: $1,163,943 COP (~USD 270).

   

• Foreigner ID: $280,000 COP (~USD 64).

   

• Total estimated: $1,676,643 COP (~USD 388).

   

Notary and registry costs:

• Notary: ~0.3% of the property value.

   

• Registration: ~0.98%.

   

• Charity tax: ~0.6%.

   

• 1% withholding on sales of new properties.

   

💡 Example: if you buy a property worth $500,000,000 COP (~USD 115,000), budget at least $9–10 million COP extra (~USD 2,200) in closing costs.

👉 Key tip: many foreigners calculate only the property price and forget this extra 2–3% in expenses. This can mess up your budget right when you need liquidity for furnishing, taxes, or other procedures.

Common mistakes by foreign investors

Most visa rejections or investment losses come from simple but costly errors. These are the most frequent:

• Buying a property below the required value: it may look like a bargain, but if it’s under the legal threshold (350 SMMLV), your visa will be rejected.

   

• Registering the property under a company without proper advice: some think it’s “easier” to use a SAS or corporation, but if done incorrectly, this can void your visa option.

   

• Not registering the investment at the Bank of the Republic: without this step, your purchase is invisible as foreign investment. No matter how much you spent, legally it doesn’t count.

   

• Believing that any property automatically qualifies for the visa: rural lots, assignments of rights, or properties with legal issues do not qualify.

   

• Not anticipating minimum wage increases: if you buy just at the threshold, annual increases can leave your property below the requirement for renewal.

   

👉 Practical tip: always invest in Colombia above the minimum, register your funds properly, and consult a lawyer before signing any document.

Benefits and limitations of the M Visa

Before committing, weigh the pros and cons.

Benefits:

• Legal residence for up to 3 years.

   

• Ability to include dependents (spouse and children).

   

• Direct path to permanent residency in 5 years.

   

• Allows you to work, start a business, and invest in Colombia.

   

Limitations:

• You lose the visa if you sell the property or if its value falls below the minimum.

   

• You must always maintain the minimum value required.

   

• Long absences (more than 180 consecutive days outside Colombia) can affect your status.

   

💡 Tip: plan your investment as part of a life project, not just as a migration procedure.

Investment options and recommended cities

Colombia offers varied opportunities, but each city has its particularities:

Recommended cities:

• Medellín: ideal for tourism rentals and digital nomads, high short-term returns.

   

• Bogotá: corporate market and long-term contracts. Stable, but less immediate profitability.

   

• Cartagena: international tourism with premium prices; beware of strict Airbnb regulations.

   

• Cali and Santa Marta: emerging markets, more affordable, with appreciation potential.

   

Investment alternatives:

• Short-term rentals (Airbnb): high returns, but regulated.

   

• Traditional long-term rentals: more stable, lower risk.

   

• Commercial properties: warehouses, offices, shops; ideal for corporate investors.

   

• Real estate funds (FICs): diversified option, similar to REITs.

   

• Joint ventures with local developers: share risk and leverage local market knowledge.

   

👉 Practical tip: don’t be swayed only by tourist appeal. A property in Medellín may be profitable, but one in Bogotá may give you long-term stability. It depends on your investor profile.

The M Visa – Real Estate Investment is one of the most solid ways to legally reside in Colombia while growing your wealth. However, it requires planning, legal advice, and a well-structured investment.

At Nexo Legal we offer:

• Legal review of properties.

   

• Foreign investment registration.

   

• Advice on the purchase and notary process.

   

• Preparation of your visa and Foreigner ID application.

   

👉 Don’t put your investment or migration status at risk.
📩 Contact us for a free consultation and secure your path to residency in Colombia.