Invest in Colombia: Real estate investment visa guide 2025
If you are considering investing in real estate in Colombia while also obtaining a residence visa, the M Visa – Real Estate Investment is the ideal option.
This visa not only allows you to legally reside in Colombia, but it also opens the door to permanent residency in the future.
We understand that purchasing property in Colombia and legalizing your investment may seem complex. That’s why, in this guide, we will walk you through the step-by-step process to buy property, register your investment, and successfully obtain your visa in 2025.
What is the M Visa – Real Estate Investment?
The M Visa – Real Estate Investment is a migrant visa that allows you to live in Colombia for up to three years, as long as you make a real estate investment that meets the requirements set by the Colombian government.
Since October 2022, regulations have changed. To apply for permanent residency in Colombia, you must hold this visa for at least five consecutive years before becoming eligible for the Resident Visa (R Visa).
How Much Do You Need to Invest to Obtain This Visa in 2025?
To be eligible for the M Visa – Real Estate Investment in 2025, the property you purchase must be worth at least 350 times the current legal minimum monthly wage (SMLV).
Calculation for 2025:
- Minimum wage in Colombia (2025): $1,423,500 COP
- Minimum required investment: 350 SMLV = $498,225,000 COP (~$115,000 USD at an exchange rate of $4,350 COP/USD)
What Happens if the Minimum Wage Increases in the Coming Years?
If your goal is to hold the visa for five years and then apply for permanent residency, it is important to anticipate annual increases in the minimum wage.
For example:
- 2023: Increased by 16%
- 2024: Increased by 12%
- 2025: Increased by 9.54%
This means that if you plan to renew your visa in the future, you should consider investing in a higher-value property to ensure continued eligibility.
📌 Our recommendation:
Invest in a higher-value property now to avoid complications in future visa renewals.
Step-by-Step: How to Buy Property in Colombia and Obtain the Visa
1. Select the Property and Conduct a Title Study
Before purchasing a property, it is crucial to conduct a title study, which involves reviewing the legal history of the property. This is done through the Certificate of Tradition and Freedom, a public document that reveals:
✔ Previous owners
✔ Active mortgages or liens
✔ Legal restrictions or pending lawsuits
💡 Tip: Hiring a real estate attorney is highly recommended to avoid legal risks and ensure the property is free of issues.
2. Sign the Preliminary Purchase Agreement
Once you’ve chosen the property and completed the title study, you must sign a Preliminary Purchase Agreement (Promesa de Compraventa). This document outlines:
✔ Payment schedules
✔ Contract terms
✔ Obligations for both buyer and seller
💡 Tip: Ensure this contract protects your interests as a buyer. Have it reviewed by a legal expert before signing.
3. Transfer the Funds and Register the Investment
The funds for the purchase must be transferred to Colombia from your home country through an authorized foreign exchange intermediary registered with the Bank of the Republic of Colombia.
💡 ⚠️ Important: For your investment to qualify for the visa, the funds must be registered as a Direct Foreign Investment (Inversión Extranjera Directa) and not as a regular bank transfer.
Once registered, the Bank of the Republic will issue an Investment Registration Certificate, which is a key document for your visa application.
4. Sign the Public Deed and Register the Property
Once the public deed is prepared, both parties must sign it before a notary. Afterward, the deed must be registered at the Public Instruments Registry Office, making you the legal owner of the property.
💰 Notary and registration fees:
- Deed tax: 0.54% of the property value
- Withholding tax: 1% of the purchase price
💡 Only after this step can you proceed with your visa application.
5. Apply for the M Visa – Real Estate Investment
Once the property is fully registered in your name, you can apply for the visa through the Colombian Ministry of Foreign Affairs.
📌 Specific visa application requirements:
Certificate of Tradition and Freedom (property ownership document)
Foreign Investment Registration Certificate (from the Bank of the Republic)
Valid passport and previous visa copy (if applicable)
Bank statements from the last three months
Health insurance with coverage in Colombia
6. Obtain Your Foreigner ID (Cédula de Extranjería)
Once your visa is approved, you must apply for the Cédula de Extranjería, the official foreigner identification document in Colombia.
📌 Cost of the Foreigner ID in 2025: $280,000 COP (~$64 USD)
Costs of the M Visa – Real Estate Investment in 2025
Administrative Fees:
- Visa Application Review: $232,700 COP (~$54 USD)
- Visa Issuance: $1,163,943 COP (~$270 USD)
- Foreigner ID Issuance: $280,000 COP (~$64 USD)
💰 TOTAL: $1,676,643 COP (~$388 USD).
Do You Have to Pay Taxes in Colombia as a Digital Nomad?
We understand that investing in foreign real estate can be challenging, but with Nexo Legal, you’ll receive:
✔ Comprehensive guidance throughout the purchase and visa application process
✔ Legal review of the property before purchase
✔ Foreign investment registration management
✔ Preparation of all required immigration documentation
✔ Support in the visa and foreigner ID application process
💡 Don’t take unnecessary risks—trust experts to handle your process efficiently.
📩 Contact us today and schedule your free consultation.
🚀 Let’s make your real estate investment the first step toward residency in Colombia!
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After submitting the form, your case undergoes a comprehensive review by our team of specialist to assess its viability. Providing clear and concise information about your objectives accelerates this process.
Subsequently, a specialist will be assigned to your case, reaching out to you within a day to clear up details about your case and outline the next steps to help you achieve your goals.
Get started with a free case assessment
What will happen after you fill out this form?
After submitting the form, your case undergoes a comprehensive review by our team of specialist to assess its viability. Providing clear and concise information about your objectives accelerates this process.
Subsequently, a specialist will be assigned to your case, reaching out to you within a day to clear up details about your case and outline the next steps to help you achieve your goals.
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Phone: (+57) 315 3354174
direccioncomercial@nexo.legal
Calle 11 no. 43b – 50,
Parque Empresarial Calle Once
Oficina 407
Medellín, Colombia