April 16, 2025
Colombia has been positioning itself as a strategic destination for foreign investment, and one of the most solid doors to settle in the country is the Real Estate Investor Visa, a type of Migrant Visa or M Visa that allows foreigners to access a stable legal status in the country through investment in real estate.
This visa is regulated under Resolution 5477 of 2022 of the Colombian Ministry of Foreign Affairs, which defines the requirements and conditions for a foreigner to apply. Its rationale is to promote foreign investment in the Colombian real estate market as a mechanism of economic dynamization.
In simple terms, this visa is designed for foreigners who invest in real estate in Colombia, whether for residential, commercial or tourism purposes, and who meet the minimum investment amount required by current regulations.
Unlike other types of visas such as partner or owner visas (which require investment in a company), this visa does not require the incorporation of a company or having employees in charge. It is only focused on the fact of acquiring a property with resources coming from abroad and formally entering the country.
From our firm, Affirma Law, we have accompanied dozens of international clients in this process, and we know that one of the great advantages of this visa is its administrative simplicity, as long as the documentary requirements are met. In addition, it offers the possibility of applying for a permanent resident visa after five years, which represents a solid route towards legal permanence in the country.
The real estate investor visa in Colombia is the authorization granted by the Ministry of Foreign Affairs to foreigners who make direct foreign investment in the country or who acquire real estate in their own name and maintain such investment or acquisition during the term of the visa granted.
This type of visa is for migrant investors and is established in Resolution 5477 of 2022.
The foreigner who fulfills the conditions mentioned in the preceding lines and established in article 79 of resolution 5477 of 2022 may apply for a visa to invest in real estate in Colombia and must comply with the following specific requirements:
The real estate investor visa in Colombia, being a migrant type visa (M), is valid for up to 3 years, a period of time in which the foreigner may enter and remain in Colombia legally.
However, it is important to point out that the validity of the real estate investor visa in Colombia is subject to the condition that the circumstances for which it was issued are maintained, this means that the direct foreign investment made in the country and the acquisition of certain real estate must remain for 3 years.
Additionally, the holder of the visa must immediately inform the visa authority of any change of circumstances in order to evaluate its validity. It is advisable not to omit this duty so that once the 3-year term is over, the foreigner may apply for the visa again without any inconvenience, since in such case it will be evaluated that the investment or the possession of the property was maintained during the entire term of the previous visa.
Although it is an affordable procedure with the right guide, it is essential to strictly comply with the requirements demanded by the Colombian Foreign Ministry for this visa. The following are the main ones:
It is mandatory to demonstrate that the funds with which the property was acquired entered the country legally as foreign direct investment.
The public deed of sale of the real estate must be presented, showing the registration in the Public Registry Office of Public Instruments.
This document, issued by the Superintendence of Notaries and Registry, must demonstrate that the property is free of liens and that it is in the applicant's name.
The required amount is 350 legal monthly minimum wages in force (SMMLV), which in 2025 is equivalent to approximately $499 million COP (subject to annual updating).
Valid personal documentation of the foreigner making the application.
At Affirma Law we provide advice on the compilation of all these documents, especially the certification of the Banco de la República, which is usually the most technical aspect of the process.
The Visas of Investor in real estate and that of Partner or Owner of a company allow accumulating time to apply for the Resident Visa. The terms to apply for it are set forth in Article 90 of article 90 of Resolution 5477 of 2022.
The Resident Visa Type R for accumulated time may be requested by foreigners who have remained in the national territory with certain type M visas. The time that must be accumulated varies according to the type of visa held by the foreigner.
| TYPE AND VISA CATEGORY | Minimum length of stayrequired as visa holder |
| (M) Spouse of a Colombian national | 3 years |
| (M) Mother r father of a Colombian national by adoption | 2 years |
| (M) Father or mother of a Colombian national by birth | 2 years |
| (M) Mercosur Migrant | 2 years |
| (M) Andean Migrant | 2 years |
| (M) Stateless Migrant | 2 years |
| (M) Permanent partner of Colombian national | 5 years |
| (M) Refugee | 5 years |
| (M) Worker | 5 years |
| (M) Partner or Owner | 5 years |
| (M) Independent Professional | 5 years |
| (M) Retired | 5 years |
| (M) Promoting Internationalization | 5 years |
| (M) Investor | 5 years |
| (R) Beneficiary | 5 years |
Therefore, for the Investor Visa type M, a minimum time of permanence as a visa holder is required in order to begin the process of Resident Visa or Visa type R for accumulated time. Likewise, it will also be 5 years for the Partner or Owner M Visa.
The registration of foreign investment consists of the procedure to be carried out by foreigners who have made foreign capital investments in Colombian territory. The foreign investment may be made in several assets, including the purchase of real estate in Colombia.
The respective registration may be made through the electronic forms provided by the Bank of the Republic. Once this procedure is done, the Bank of the Republic will issue a Foreign Direct Investment certification that certifies that the holder.
Resolution 5477 of 2022, grants a series of benefits to the holders of the (M) Investor and (M) Corporate or Owner visas.
The acquisition of both types of visas grants the principal holder the ability to apply for a beneficiary visa. The beneficiaries are defined in article 3 of said resolution. Therefore, a beneficiary is:
Therefore, they may have as beneficiaries the members of their family nucleus who are economically dependent on them. The visa as beneficiary will have the same validity as the visa of the principal holder and may not exceed the validity of the holder.
The foreigner may apply for a visa to invest in goods in Colombia by filling out the electronic visa application form. Likewise, he/she must pay the application fee within the time specified for such purpose.
The documents submitted must have an issue date no more than three months prior to the registration of the application, with the exception of identity documents.
It is important to note that Colombian regulations establish the requirements to apply for visas. However, the Ministry of Foreign Affairs may request additional documentation or conduct interviews when it deems it necessary. In some cases it verifies the applicant's judicial record in the database of the National Police and other databases. In some cases the applicant may be asked to provide background information from his or her country.
It should also be noted that the issuance of visas is a discretionary decision of the immigration entities, so it will be under this same discretion if the visa is granted or not.
It is important to have lawyers who are experts in immigration procedures, since they will be able to guide you with all the requirements and documents that must be submitted. Likewise, they are in charge of meeting the requirements made by the visa authorities in the indicated times in order to seek the issuance of the visa and avoid inadmissibility.
The Investor Visa is valid for up to 3 years, however, it has a particularity. The Visa Authority must be informed of any change in the investment, since the visa itself will depend on it.
On the other hand, the Partner or Owner of a company Visa will also be valid for up to 3 years and is subject to the maintenance of the shareholding in the company.
On the other hand, the cancellation of a visa is a procedure by which the validity of a visa is terminated in serious cases and forces the foreigner to leave the country.
If you have any doubts about the visa process in Colombia, do not hesitate to contact us. Our firm has excellent lawyers in immigration and investment law that will guide you in the selection of the visa that best applies to your type of investment and business activity.
It is important to note that, according to Article 10 of the Tax Statute, investors in assets in Colombia who remain continuously or discontinuously in the country for more than 183 days in a period of 1 year, will be tax residents in Colombia.
In other words, they must comply with tax obligations such as the filing of income tax returns, consisting of reporting the income generated in Colombia and abroad. Likewise, they must declare their patrimony, for example, specify the real estate acquired in Colombia and abroad.
However, there are some exceptions for not being tax residents in Colombia. If you need detailed legal advice on the tax obligations of investors in assets in Colombia, do not hesitate to contact our law firm.
At Affirma Law we have legal professionals, experts in immigration law, with extensive experience in processing visas for foreigners who invest in the purchase of real estate in Colombia or make any type of foreign investment. Our lawyers are in charge of registering the foreign direct investment and obtaining the investment certificates before the Bank of the Republic to start the application process.
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