Complete Guide to buying property in Colombia in 2026

Everything you need to know to invest safely, legally, and with confidence

Are you thinking about buying property in Colombia as a foreigner in 2026?
Then this guide is for you.

Buying property in Colombia does not work like it does in the United States, Canada, or Europe. There is no escrow, no title insurance, and real estate agents are not licensed by the State.
That does not mean it is risky — it means you must understand the system before investing.

This 2026 guide is designed to explain how property purchases in Colombia really work, what has changed compared to previous years, what the real costs are, how to avoid common mistakes, and how to align your investment with goals such as rental income, appreciation, or obtaining a visa.

Can a foreigner buy property in Colombia?

Yes. Any foreigner can buy property in Colombia, even if they:

Do not live in the country
Do not have a visa
Only have a passport

Colombian law does not impose nationality-based restrictions on acquiring real estate.
You do not need a local partner or a Colombian company.

What is mandatory is:

That the funds enter the country legally
That the purchase is made through a public deed
That the property is properly registered

Why invest in real estate in Colombia in 2026?

Colombia remains one of the most attractive real estate markets in Latin America for foreigners, for several structural reasons:

1. Competitive entry price

While in the U.S. or Europe an average apartment can exceed USD 350,000, in Colombia you can still find good properties between USD 80,000 and 180,000, depending on the city and neighborhood.

2. High rental demand

Growth of expatriates
Digital nomads
International tourism
Urban housing deficit

This supports rental income, even during slow economic cycles.

3. Possibility of an investment visa

Buying property in Colombia can serve as the basis for an M-type investor visa, as long as the minimum required amount is exceeded.

4. Still an inefficient market

Unlike mature markets, Colombia still has pricing inefficiencies, which allow you to buy well if you know where to look.

How to buy property in Colombia: legal step-by-step process (2026)

1. Define how funds will enter the country

This is the first real step, although many people ignore it.

If you are a foreigner, your money must:

Enter through a bank or authorized intermediary
Be traceable
Be properly identified

Why is this so important?

Because:

It is mandatory to register the investment
It is essential to apply for a visa
It allows you to repatriate capital in the future

On average, this process takes 2 to 4 weeks.

2. Property search and preliminary analysis

This is where the strategic work begins.

Before falling in love with a property, you must analyze:

Neighborhood and surroundings
Real rental demand
Condominium (horizontal property) regulations
Permitted use (residential, tourist, mixed)

⚠️ Common mistake: buying property in Colombia based only on aesthetics and not on legal or rental viability.

3. Title study and legal due diligence

In Colombia, there is no title insurance.
All security depends on the legal review.

The lawyer must review:

Certificate of Tradition and Freedom (minimum 20 years)
Mortgages, liens, encumbrances
Inheritance proceedings
Risk of asset forfeiture

💡 This step is not optional.
It is the main difference between a safe purchase and a serious legal problem.

4. Negotiation and deal structuring

This is where the following are defined:

Final price
Payment method
Dates
Penalties
Special conditions

If you do not speak Spanish, do not negotiate without representation.
Many conflicts arise from poorly understood verbal agreements.

5. Purchase promise agreement (Promesa de compraventa)

The promise agreement:

Is practically mandatory
Is legally binding
Defines the rules of the transaction

It must include clear clauses regarding:

Breach of contract
Return or loss of earnest money
Maximum deadlines

6. Public deed and closing

At the notary’s office:

The remaining balance is paid
The public deed is signed
Taxes and fees are paid

This is the actual closing.

7. Property registration

The deed is registered at the Public Instruments Registry Office.
You obtain the Certificate of Tradition and Freedom, which proves that you are the legal owner.

Clarification on notary costs

It is important to note that there are no fixed percentages or exact values for notary costs in Colombia.

These amounts may vary depending on the specific conditions of each transaction and the notary where the deed is signed, since each one applies its own internal accounting criteria.

This is a private matter and, in general, notary offices do not publicly disclose detailed figures regarding these costs. During consultations, the available information was limited, and notaries were reserved when discussing specific percentages.

For this reason, it is not advisable to work with fixed figures, but rather to understand how expenses are usually distributed, as values may vary from one notary to another and depending on the structure of the transaction.

In general terms, the usual distribution is as follows:

Withholding tax: paid by the seller
Registration: paid by the buyer
Other notary costs: split equally between buyer and seller, unless otherwise agreed

Rental income

If you rent the property:

Rental income is taxable in Colombia
Withholding and/or tax filing may apply depending on the case

You do not need tax residency to have tax obligations.

Buying property in Colombia and obtaining a visa

One of the reasons many foreigners decide to invest in real estate in Colombia is because buying property can serve as the basis for a visa.
This does not mean that every purchase automatically grants immigration status, but there is a clear and legal pathway when the investment meets certain requirements.

It is essential to understand that the visa does not depend solely on the property value, but on how the investment is structured, how the funds enter the country, and how the property is registered.

M-Type Visa – Real Estate Investor

The M-Type Investor Visa is the migration option available for foreigners who make a significant investment in Colombia, including the purchase of real estate.

Minimum amount required in 2026

In 2026, the minimum required investment equals:

350 current legal monthly minimum wages (SMMLV)

Approximately COP 610 to 650 million, depending on the minimum wage and the exchange rate at the time

This amount is not fixed in pesos, since the minimum wage is updated every year.
For this reason, the required amount may increase even if your property does not lose real value.

Key requirements to apply correctly

For the property purchase to be valid as the basis for the visa, all of the following must be met:

Investment registered with the Bank of the Republic

The inflow of funds must be formally reported as foreign investment.

Property in your name

You must appear as the owner in the Certificate of Tradition and Freedom.
The investment may be in one or more properties, as long as the total exceeds the required minimum.

Funds of lawful and verifiable origin

Bank statements, contracts, declarations, or certifications supporting the origin of the funds.

Health insurance with coverage in Colombia

Mandatory requirement for M-Type visas.

Duration and migration effects

The visa is granted for up to 3 years
It is renewable, as long as you maintain the investment
It counts time toward permanent residency

After accumulating 5 years with an M-Type visa, you may apply for an R-Type Resident Visa.

This turns real estate investment into a medium- and long-term migration strategy, especially attractive for those planning to live or spend long periods in Colombia.

⚠️ Very common (and costly) mistake

Many foreigners buy exactly at the minimum required amount, with no margin.

What can go wrong?

Annual minimum wage increases
Exchange rate fluctuations
Pre-construction purchases with a deed value lower than the commercial value

Result: the investment no longer meets the requirement and the visa may be denied or not renewed.

👉 Practical recommendation:
Invest at least 10–15% above the required minimum to protect your migration status.

Types of real estate investment available to foreigners

Colombia offers several ways to invest in real estate, and not all involve buying an apartment in your own name. The right choice depends on your main objective: rental income, visa, diversification, or appreciation.

Direct purchase for rental income

This is the most common option among foreigners.

It consists of:

Buying property in Colombia in your own name
Renting it directly (short-, medium-, or long-term)

Advantages

Full control of the asset
Possibility of personal use
Qualifies for an investment visa

Disadvantages

Greater operational responsibility
Property management
Regulatory risk if the location is poorly chosen

Ideal for those seeking control, rental income, and possible residency.

Real estate funds (FIC)

Collective real estate investment funds allow you to invest in projects or portfolios without being the direct owner of the property.

Advantages

Professional management
Lower operational burden
Automatic diversification

Disadvantages

Less control
Do not always qualify for a visa
Returns depend on fund performance

A good option for conservative or passive investor profiles.

Real estate crowdfunding

Crowdfunding allows you to invest smaller amounts in specific projects, usually through specialized platforms such as Bricksave.

Advantages

Lower capital entry
Access to large projects
Lower individual exposure

Disadvantages

You are not a direct owner
Does not qualify for a visa
Higher risk if the project fails

Works well as a complement, not as a primary migration strategy.

Real estate joint ventures

This involves partnering with:

Local developers
Other investors

Advantages

Higher potential profitability
Access to larger projects

Disadvantages

High legal complexity
Requires very well-structured contracts
Higher risk without solid corporate governance

Recommended only for experienced investors with strong legal advice.

Rental models and regulations in 2026

The rental model you choose directly impacts profitability, legal risk, and management effort. In 2026, this point is more relevant than ever.

Short-term rentals (Airbnb and similar)

Still profitable in certain areas, but no longer a “free” model.

Advantages

Potentially high income
Flexible personal use

Risks and limits

Greater municipal regulation
Condominium restrictions
Increased enforcement

👉 In 2026, not all buildings or neighborhoods allow this. Buying property in Colombia without checking this is a serious mistake.

Long-term rentals

This is the most stable and predictable model.

Advantages

Steady income
Lower turnover
Less wear and tear
Lower regulatory risk

Disadvantages

Lower returns than short-term rentals
More rigid contracts

Ideal for investors prioritizing stability and security.

Coliving

A growing model, especially in university cities and well-connected urban areas.

It consists of renting:

By rooms
To different profiles
With shared services

Advantages

Higher total income per unit
Strong demand in certain segments

Challenges

More complex management
Condominium regulations
Higher tenant turnover

Works very well when professionally managed.

Medellín: high demand, but new rules

Medellín remains the heart of the real estate market for foreigners, but it is no longer an “easy” market. It is a mature market, with clear opportunities and concrete risks.

Why Medellín remains attractive

Sustained demand from:

Resident foreigners
Digital nomads
International students
Executives and remote workers

Excellent infrastructure:

Metro system
High-level private healthcare
Coworking spaces
Bilingual services

Active rental market all year round (not just tourism)

What has changed (and you must understand in 2026)

More regulation on short-term rentals
Buildings that explicitly prohibit Airbnb
Increased municipal enforcement
Saturation in certain areas (especially El Poblado)

This does not mean Medellín is no longer profitable.
It means buying property in Colombia “blindly” no longer works.

Areas with better balance in 2026

Laureles – Estadio

More residential profile
Ideal for medium- and long-term rentals
Less regulatory conflict

Belén (consolidated areas)

Still reasonable prices
High local demand
Good balance between rental income and appreciation

El Poblado (selective)

Only buildings that allow short-term rentals
Higher initial investment
Profitability depends on professional management

Who is Medellín for?

✔ Investors seeking rental income
✔ Foreigners planning to live in Colombia
✔ Well-structured long-term strategies

Not ideal for quick speculation
Not ideal without prior legal advice

Envigado: stability, order, and real demand

Envigado has become one of the most solid markets in Antioquia.
It is not a “trendy” city — it is a well-managed city.

Why Envigado gains importance in 2026

Strict urban planning
Less saturation than Medellín
Excellent perception of security
High demand from families and resident foreigners

Investment profile

Long-term rentals
Stable income
Lower turnover
Lower regulatory risk

Typical returns

Lower than Airbnb in Medellín
More stable and predictable

Envigado is ideal for those who prioritize legal certainty and stability, not rental “spikes.”

Sabaneta: accelerated growth (under scrutiny)

Sabaneta is the smallest municipality in Colombia… and one of the most heavily developed in recent years.

Advantages

Lower entry prices
High density
Good connection to Medellín
Strong local rental demand

Risks you must understand

Overconstruction in certain sectors
Traffic and pressure on services
Uneven appreciation

When does Sabaneta make sense?

✔ Well-located projects
✔ Traditional rental strategy
✔ Medium budget

⚠️ Requires project-by-project analysis, not impulsive buying property in Colombia.

Rionegro and Eastern Antioquia: the main protagonist 2026–2030

Rionegro and Eastern Antioquia are no longer an “alternative” — they have become a primary strategy.

Why the East is booming

International airport (JMC)
Less congestion
Mild cold climate
Business and logistics growth
New hospitals, schools, and shopping centers

Most common investment types

Family housing
Country homes
Gated communities
Long-term rentals
Second homes (use + rental)

Key advantage over Medellín

Less rental regulation
Higher projected appreciation
Lower saturation
Better quality of life for residence

Ideal investor profile

✔ Foreigners planning to live in Colombia
✔ Families
✔ 5–10 year appreciation strategy
✔ Investment visa purchases

Common mistakes to avoid

Buying without a title study
Bringing funds without registration
Relying only on the agent
Ignoring building regulations
Buying without a migration or tax strategy

Conclusion: investing well in Colombia in 2026

Buying property in Colombia is not complex, but it does require structure.

When done correctly, it is:

Profitable
Safe
A gateway to migration opportunities

At Nexo Legal, we support foreigners throughout the entire process:

Safe purchases
Investment registration
Tax planning
Investment visas

📩 Schedule a consultation before signing any document.