---
title: "Colombia Investor M · Property 2026: COP 612.82M+ needed"
url: https://settleanywhere.com/countries/colombia/m-investor-real-estate/
lang: en
updated: 2026-10-10
---

Colombia · Investing

# Colombia Investor M · Property

**Investment needed:** COP 612.8M+ ≈ $192k

Visa M — Inversionista (real-estate purchase, Res. 5477/2022 art. 79)

First checked against official sources on 10 Oct 2026 [Change log](https://settleanywhere.com/changes/)

- **Investment needed:** COP 612.8M+ ≈ $192k (An investment of at least COP 612,816,750 (≈ $192,000) · Property value equivalent to at least 350 SMMLV at the application date (350 x COP 1,750,905 for 2026); title certificate (Certificado de Tradición y Libertad) in the foreigner's sole name plus Banco de la República certificate of registered foreign investment for the purchase. A fee of $56 · Application study fee, Migrant (M) investor, paid when applying in Colombia or anywhere outside Europe and Cuba (EUR 44 in Europe and Cuba). A fee of $279 · Visa issuance fee, Migrant (M) investor, paid on approval in Colombia or anywhere outside Europe and Cuba (EUR 191 in Europe and Cuba).)
- **First stay:** 3 yrs (Visa valid up to 3 years.)
- **Who can apply:** Any passport
- **Work:** Limited (Work permission is not automatic: under art. 66 only some Visa M categories carry a work permit.)

## Key facts

Investor M · Property is an investing route for Colombia. Applicants need an investment of COP 612.8M+ ≈ $192k. You can stay 3 yrs. Local work: limited. Checked 2026-10-10 against the official source.

- **Money needed:** COP 612.8M+ ≈ $192k
- **Government fees:** $56 · $279
- **Processing:** Up to 30 days
- **First stay:** 3 yrs

## Cost, time and long term

To apply: 2 government fees listed below; investment COP 612.8M+ ≈ $192k; decision: up to 30 days. No lawyer or agent fee is included.

**Government fees: $56 · $279**

- $56 Application study fee, Migrant (M) investor, paid when applying in Colombia or anywhere outside Europe and Cuba (EUR 44 (≈ $49) in Europe and Cuba).
- $279 Visa issuance fee, Migrant (M) investor, paid on approval in Colombia or anywhere outside Europe and Cuba (EUR 191 (≈ $210) in Europe and Cuba).

**Invested and held: COP 612.8M+ ≈ $192k**

- COP 612,816,750 (≈ $192,000) Property value equivalent to at least 350 SMMLV at the application date (350 x COP 1,750,905 (≈ $550) for 2026); title certificate (Certificado de Tradición y Libertad) in the foreigner's sole name plus Banco de la República certificate of registered foreign investment for the purchase.

**Renewal: Renewable**

A new visa can be requested if the property is kept for the whole term of the previous visa; continuous Migrant visas add up toward the Resident visa.

[Ministerio de Relaciones Exteriores de Colombia](https://www.cancilleria.gov.co/sites/default/files/Normograma/docs/resolucion_minrelaciones_5477_2022.htm)

**Permanent residence: After 5 years of residence**

Time as a holder of this Migrant (M) visa counts toward the Resident (R) visa, which needs 5 years of accumulated time and is not automatic.

[Ministerio de Relaciones Exteriores de Colombia](https://www.cancilleria.gov.co/sites/default/files/Normograma/docs/resolucion_minrelaciones_5477_2022.htm)

**Citizenship: Time here doesn't count**

Naturalisation needs 5 years of continuous domicile counted from the date a Resident (R) visa is issued (2 years if married to, partnered with or a parent of a Colombian), so time on this visa does not count directly.

[Ministerio de Relaciones Exteriores de Colombia](https://www.cancilleria.gov.co/sites/default/files/Normograma/docs/ley_2332_2023.htm)

**Processing: Up to 30 days**

The visa authority has up to 30 calendar days to decide once the application is complete and the study fee is paid; consultations with other agencies can extend this.

[Ministerio de Relaciones Exteriores de Colombia](https://www.cancilleria.gov.co/sites/default/files/Normograma/docs/resolucion_minrelaciones_5477_2022.htm)

**Where to apply: Abroad or in-country**

Apply online: from abroad through the consulate for your country of residence, or from inside Colombia through the Bogota office if you hold regular migration status.

[Ministerio de Relaciones Exteriores de Colombia](https://www.cancilleria.gov.co/sites/default/files/Normograma/docs/resolucion_minrelaciones_5477_2022.htm)

**Presence rules: Away max 180 of 365 days**

The Migrant visa ends automatically if you are away from Colombia for more than 180 consecutive days within any 365 days counted from issue.

[Ministerio de Relaciones Exteriores de Colombia](https://www.cancilleria.gov.co/sites/default/files/Normograma/docs/resolucion_minrelaciones_5477_2022.htm)

## Why this route may not fit

Check this before you apply.

- Time on this route doesn't count toward citizenship
- Work rights are limited

### What you'll need

#### Who can apply

- The property must be worth at least 350 SMMLV at the application date.

#### What you must show and pay

- **An investment of at least COP 612,816,750 (≈ $192,000)** · Property value equivalent to at least 350 SMMLV at the application date (350 x COP 1,750,905 (≈ $550) for 2026); title certificate (Certificado de Tradición y Libertad) in the foreigner's sole name plus Banco de la República certificate of registered foreign investment for the purchase.
- **A fee of $56** · Application study fee, Migrant (M) investor, paid when applying in Colombia or anywhere outside Europe and Cuba (EUR 44 (≈ $49) in Europe and Cuba).
- **A fee of $279** · Visa issuance fee, Migrant (M) investor, paid on approval in Colombia or anywhere outside Europe and Cuba (EUR 191 (≈ $210) in Europe and Cuba).

#### Documents

- A title certificate (Certificado de Tradición y Libertad) in the foreigner's sole name is required.
- A Banco de la República certificate of registered foreign investment for the purchase is required.
- Health coverage valid in Colombia is required.

#### After you arrive

- The property must be held for the whole visa validity and shown again on renewal.

## What happens at day 183

How Colombia decides tax residence and treats foreign-source income, from its tax records.

- **Stay on this route:** **3 years at first, renewable**
- **Tax residence:** - **More than 183 days in any period of 365 consecutive days** Presence in Colombia, continuous or not, including entry and exit days (art. 10 no. 1)
- **More than 183 days in any 365 consecutive calendar days, entry and exit days included** Foreigners become Colombian tax residents by presence over 183 days; where the period spans two tax years, residence starts in the second year.
- **Foreign-source income:** Individuals, Colombian or foreign, who are tax residents are taxed on both Colombian-source and foreign-source income and gains and on assets held inside and outside Colombia; non-residents are taxed only on Colombian-source income.

[All tax rules for Colombia](https://settleanywhere.com/countries/colombia/tax/) Tax records checked 10 Oct 2026

**Full official text**

For foreigners who buy Colombian real estate solely in their own name and keep it during the visa validity. (sources 1, 2, 3, 4)

#### What you must show and pay

- An investment of at least COP 612,816,750 (≈ $192,000) · Property value equivalent to at least 350 SMMLV at the application date (350 x COP 1,750,905 (≈ $550) for 2026); title certificate (Certificado de Tradición y Libertad) in the foreigner's sole name plus Banco de la República certificate of registered foreign investment for the purchase. (sources 1, 2)
- A fee of $56 · Application study fee, Migrant (M) investor, paid when applying in Colombia or anywhere outside Europe and Cuba (EUR 44 (≈ $49) in Europe and Cuba). (source 4)
- A fee of $279 · Visa issuance fee, Migrant (M) investor, paid on approval in Colombia or anywhere outside Europe and Cuba (EUR 191 (≈ $210) in Europe and Cuba). (source 4)
- Savings · Bank statements for the last three months showing economic solvency. (source 1)

#### Requirements

- The property must be worth at least 350 SMMLV at the application date. (source 1)
- A title certificate (Certificado de Tradición y Libertad) in the foreigner's sole name is required. (source 1)
- A Banco de la República certificate of registered foreign investment for the purchase is required. (source 1)
- Health coverage valid in Colombia is required. (source 1)
- The property must be held for the whole visa validity and shown again on renewal. (source 1)

#### Stay

- Visa valid up to 3 years.
- Initial permitted stay: 36 months.
- Visa validity: 36 months. Validity is the window to use the visa, not the length you may stay.

#### Work

Work permission is not automatic: under art. 66 only some Visa M categories carry a work permit.

#### Family

Beneficiary visas available for the principal holder's dependants.

Checked 2026-10-10

## Official sources

1. [Resolución 5477 de 2022 (consolidated, incl. Res. 10434 de 2023) — visa types and requirements](https://www.cancilleria.gov.co/sites/default/files/Normograma/docs/resolucion_minrelaciones_5477_2022.htm) · Ministerio de Relaciones Exteriores de Colombia · checked 2026-10-10
2. [Decreto 159 de 2026 — salario mínimo mensual legal 2026 (COP 1,750,905)](https://dapre.presidencia.gov.co/normativa/normativa/DECRETO%20No.%200159%20DEL%2019%20DE%20FEBRERO%20DE%202026.pdf) · Presidencia / Ministerio del Trabajo de Colombia · checked 2026-10-10 · published 2026-02-19
3. [Tipos de Visa](https://cancilleria.gov.co/atencion-y-servicio-al-ciudadano/tramites-y-servicios/visa/tipos-de-visa) · Cancillería de Colombia · checked 2026-10-10
4. [Costos, pagos y oficinas de trámite (visa fees by category)](https://www.cancilleria.gov.co/atencion-y-servicio-al-ciudadano/tramites-y-servicios/visa/costos) · Ministerio de Relaciones Exteriores de Colombia · checked 2026-10-12
5. [Ley 2332 de 2023 (nationality law), arts. 4 and 9](https://www.cancilleria.gov.co/sites/default/files/Normograma/docs/ley_2332_2023.htm) · Ministerio de Relaciones Exteriores de Colombia · checked 2026-10-11

## Investor M · Property and its alternatives

| Route | Money needed | Stay | Work |
| --- | --- | --- | --- |
| Investor M · Property | Needs an investment of COP 612.8M+ ≈ $192k | 3 yr | Limited |
| [Investor M · Company stake](https://settleanywhere.com/countries/colombia/m-investor-fdi/) | Needs an investment of COP 1.1B+ ≈ $356k | 3 yr | Limited |
| [Investor residence](https://settleanywhere.com/countries/mexico/temporary-resident-investor/) Mexico | Needs an investment of MXN 5.4M+ ≈ $294k | 4 yr | With a permit |
| [Investor residence · $200k](https://settleanywhere.com/countries/costa-rica/temporary-investor/) Costa Rica | Needs an investment of $200k+ | 2 yr, renewable | – |
| [Investor · R$500k in a company](https://settleanywhere.com/countries/brazil/investor-company/) Brazil | Needs an investment from BRL 150k ≈ $30k | – | – |

## Questions people ask

### How much money do I need for the Investor M · Property?

An investment of at least COP 612,816,750 (≈ $192,000). Property value equivalent to at least 350 SMMLV at the application date (350 x COP 1,750,905 (≈ $550) for 2026); title certificate (Certificado de Tradición y Libertad) in the foreigner's sole name plus Banco de la República certificate of registered foreign investment for the purchase. A fee of $56. Application study fee, Migrant (M) investor, paid when applying in Colombia or anywhere outside Europe and Cuba (EUR 44 (≈ $49) in Europe and Cuba). A fee of $279. Visa issuance fee, Migrant (M) investor, paid on approval in Colombia or anywhere outside Europe and Cuba (EUR 191 (≈ $210) in Europe and Cuba).

### How long can I stay on the Investor M · Property?

Visa valid up to 3 years.

### How long does the Investor M · Property take to process?

The visa authority has up to 30 calendar days to decide once the application is complete and the study fee is paid; consultations with other agencies can extend this.

### Can I work on the Investor M · Property?

Limited. Work permission is not automatic: under art.

### Can I bring my family on the Investor M · Property?

Beneficiary visas available for the principal holder's dependants.

### Does the Investor M · Property lead to permanent residence in Colombia?

Time on the Investor M · Property counts toward permanent residence in Colombia, which the rules allow after 5 years of residence. Time on the Investor M · Property doesn't count toward citizenship.

### How are Investor M · Property holders taxed in Colombia?

No special regime in our records is tied to the Investor M · Property. The standard rules apply: Individuals, Colombian or foreign, who are tax residents are taxed on both Colombian-source and foreign-source income and gains and on assets held inside and outside Colombia; non-residents are taxed only on Colombian-source income. There is no new-resident exemption for foreign-source income.

## More in Colombia

[Internationalisation visa V](https://settleanywhere.com/countries/colombia/v-fomento-internacionalizacion/) [Working Holiday](https://settleanywhere.com/countries/colombia/v-working-holiday/) [Digital nomad visa V](https://settleanywhere.com/countries/colombia/v-digital-nomad/) [Pensioner visa M](https://settleanywhere.com/countries/colombia/m-pensionado/) [Rentista visa V](https://settleanywhere.com/countries/colombia/v-rentista/) [Freelance professional M](https://settleanywhere.com/countries/colombia/m-profesional-independiente/) [Partner / owner visa M](https://settleanywhere.com/countries/colombia/m-socio-propietario/) [Internationalisation visa M](https://settleanywhere.com/countries/colombia/m-fomento-internacionalizacion/)

## Investment visas elsewhere

[🇺🇸 E-2 Treaty Investor](https://settleanywhere.com/countries/united-states/e2-treaty-investor/) [🇵🇦 Qualified Investor · Deposit](https://settleanywhere.com/countries/panama/qualified-investor-fixed-deposit/) [🇨🇱 Investor · US$500k](https://settleanywhere.com/countries/chile/investor/) [🇪🇨 Investor · $48k shares](https://settleanywhere.com/countries/ecuador/temporary-investor-shares/) [🇵🇪 Investor residence](https://settleanywhere.com/countries/peru/investor-resident/) [🇩🇴 Investor residence · $200k](https://settleanywhere.com/countries/dominican-republic/investor-permanent/)

≈ USD figures are approximate: daily reference rates from ExchangeRate-API, dated 12 Oct 2026, refreshed when the site is updated.

## How this was checked

**Checked on 2026-10-10 against 5 official sources.** Status: verified against the official sources.

Every figure on this page comes from the official source it links to. The record was researched against these sources, then reviewed separately, with special attention to effective dates and amendments. Where a source does not state something, the page leaves it out.

1. [Resolución 5477 de 2022 (consolidated, incl. Res. 10434 de 2023) — visa types and requirements](https://www.cancilleria.gov.co/sites/default/files/Normograma/docs/resolucion_minrelaciones_5477_2022.htm) · Ministerio de Relaciones Exteriores de Colombia · checked 2026-10-10
2. [Decreto 159 de 2026 — salario mínimo mensual legal 2026 (COP 1,750,905)](https://dapre.presidencia.gov.co/normativa/normativa/DECRETO%20No.%200159%20DEL%2019%20DE%20FEBRERO%20DE%202026.pdf) · Presidencia / Ministerio del Trabajo de Colombia · checked 2026-10-10
3. [Tipos de Visa](https://cancilleria.gov.co/atencion-y-servicio-al-ciudadano/tramites-y-servicios/visa/tipos-de-visa) · Cancillería de Colombia · checked 2026-10-10
4. [Costos, pagos y oficinas de trámite (visa fees by category)](https://www.cancilleria.gov.co/atencion-y-servicio-al-ciudadano/tramites-y-servicios/visa/costos) · Ministerio de Relaciones Exteriores de Colombia · checked 2026-10-12
5. [Ley 2332 de 2023 (nationality law), arts. 4 and 9](https://www.cancilleria.gov.co/sites/default/files/Normograma/docs/ley_2332_2023.htm) · Ministerio de Relaciones Exteriores de Colombia · checked 2026-10-11

Tracked since 2026-10-10. Rule changes and corrections are listed on the [changes page](https://settleanywhere.com/changes/), and the [methodology page](https://settleanywhere.com/methodology/) explains how facts are checked. Found something out of date? Email [contact@stayglobe.app](mailto:contact@stayglobe.app?subject=Correction) with a link to the official source.