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Colombian Property Investor Requirements

The Colombia investor or investment visa is intended for foreigners who make an investment in real estate such as buying a property in Colombia. The investment visa is easy to obtain provided that you fulfill all the visa requirements.

The Colomiban property investment visa (M-10) are valid for three years. Even though this visa allows multiple entries into Colombia, it loses its validity if you stay out of Colombia for more than six months consecutively. The government visa cost of application for M-10 visa is $282.

The resident (R) visa which requires a large investment property is valid for five years. You can enter or leave Colombia as many times as you like with this visa. But you cannot stay out of Colombia for more than two year consecutively if you have a resident visa. If you do, then you will lose this resident visa. The goverment visa cost of application for resident (R) visas is $443.

Colombia Real Estate Investors Visas have two qualifying values:

Corporate Investments also comply with investor visas when you invest 650 minimum salaries in company shares.


A. To Obtain a Colombian Investor or Investment Visa as a Migrant:

Under the 2024 min salary rate, you can purchase a property at 350 * Min salary =  455,000,000 Pesos ($116,667USD) Qualifies for a 1 – 3 years temporary residency Visa M – Property Owners Visa (Previously TP7)


B. Instant Investor Residency Visa Cancelled

The instant permanent visa for 650 minimum salaries is no longer available. To obtain the permanent residency visa you must now have the Migrant property owner visa for 5 years. Then at that time you may apply for the permanent residency visa. Also remember that you must live in Colombia at leat 180 days each year to qualify.

Colombian title law is very different than other countries, and if your not careful you can end up with big fines for tax evasion, or loose your property. Click here to learn more.


This visa depends on the property value listed on the title above the 350 minimum salaries for all renewals. That means you may qualify at the minimum this year, but your property must be above the new minimum the next time you renew your visa (1-3 years later), or you can not renew the visa. You can, of course, buy more than one property or top off with a parking space or storage unit. However, only foreign investors who are not tax residents can qualify to buy properties as foreign investors. That means that after a person is in the country for 183 days, they are not considered a direct foreign investor under tax law.

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What Documents are required for Colombia Investment Visa?

The documents required for Colombia investor or investment visa depend on the type of investment and the amount of investment. Here is a general list of required documents for all types of investor visa

(57) 313-390-7109           (57) 604 -444-6634(57) 301-337-1881           (1) 305-767-2766E-mail : James@ColombiaVisas.comFollow us :

Passport Photocopy:

A photocopy of the first page of your valid passport showing your biographical data. The photocopy can be either in color or black and white

Proof of Legal Entry:

A photocopy of the page of your passport showing last stamp of entry or departure of Colombia.

Photocopy of Previously Issued Visa:

If you’ve had a previous Colombian visa such as a student or retirement visa, then a photocopy of this visa.

Passport photo:

Passport style face photo with a white background, sized at 3 cm width X 4 cm height, maximum size of 300 kb jpg file for online application.

Certificado de libertad y tradición

Certificado de libertad y tradición of the real estate property that proves ownership.

Communication issued by the Department of International Exchange

of the Banco de la República, which records the direct foreign investment for the purchase of real estate in the name of the foreigner applying for the visa.

Certificate of foreign investment issued by the Banco de la República

Foreign exchange declaration form F4.

Health Insurance

All foreigners applying for property investment visa are required to have health insurance which covers them for all risks and repatriation of their body if they die. So many people with premium insurance in Colombia may find that the insurance covers everything except the repatriation of their body.

For that reason many people find that they just have to buy a traveler insurance policy which is similar to health insurance in many ways but also covers repatriation expenses.

Applicants for property investment visa are allowed to enroll into the EPS. A small rewrite of EPS section can still state now that EPS as of October 21, 2022 is not a requirement for visas but its still a cheap and great insurance to cover you in Colombia. The EPS payments are still 5% of your income by law. Pension visa holders are now exempt from this requirement as the new visa law prohibits them from obtaining this insurance.

Keep in mind that paying for medical services in Colombia WITHOUT INSURANCE is more economic than paying for medical services in the UNITED STATES with insurance!

Under the new visa resolution 5477, all Migrant visas require you to be in Colombia 180 days or more to keep your visa. If you are out of Colombia more than 180 days your visa will no longer be valid, and Migracion Colombia officials may cancel your visa on entry.
If you are allowed entry in to Colombia with just a stamp then the official will most likely allow you to enter as a tourist after cancelling your visa.

Related Topics of Interest for You: 

How to Apply for Colombia Investment Visa?

There are two ways to apply for Colombian investment visa. 

Applying for investment visa from abroad

A visa applicant who wishes to invest in Colombia can apply for a Colombia investment visa online. In addition, any Colombian visa can be obtained at any Colombian consulate around the world. In the U.S., Colombia has consulates located in the following cities and states:

The Colombian visa application process is fairly easy as it can be completed entirely online. You can apply for a Colombia investment visa online Tramites Visa . This application will require scanned copies of all required documents in Adobe PDF format along with your passport photo in JPEG format. In addition, a detailed guide for applying online can be found here.

If you are in another country outside of Colombia, then you have to go to nearby Colombian consulate in that country so that you can get the visa added to your passport at a Colombian consulate. Once your Colombian investment visa has been approved and added to your passport, you are ready to travel to Colombia as a migrant and an investor.

how to open colombia bank account

Applying for Investment visa from Colombia

Once you receive online visa approval, if doing this in Colombia, you need to travel to Bogotá to get the visa in your passport. Visas in Colombia are issued at the Ministerio de Relaciones Exteriores office in Bogotá. Their office is located at Avenida 19 # 98-03, Torre 100 Building, 3rd Floor. It’s open from 7:30 am until noon.


The major challenge with getting a Colombian visa yourself is dealing with a government bureaucracy, making a trip to Bogota and not understanding the laws properly if you are not fluent in Sanish. 

This is where you can benefit from the services of an experienced visa agency such as Visas by James. A visa agency such ours is your best bet when it comes to obtaining visa for you. An experienced visa agency which has processed hundreds of visas and knows exactly what is needed for each type of visa is exactly what you need.

Another big benefit of using a visa agency is that they offer services to courier your passport to Bogotá to get the visa put in your passport. So, you can avoid a trip to Bogotá. The cost of a visa service including the service to courier your passport to Bogotá can even be cheaper than the cost of a trip to Bogotá.

Why Use Our Visa Agency For Getting Colombia Investment Visa?

Since 2005, our visa agency Visas by James has obtained hundreds of visas for foreigners who wish to study, work, invest, and live in Colombia. We are the oldest expat visa business in Colombia. We also have more attorneys in office than any other visa agency in Colombia. In addition to our visa services we offer a full range of legal and accounting services to our clients. By having a legal and accounting firm work on your application, we are able to handle any surprises or last minute requests by immigration officials.

Our Story

James Lindzey the owner of Visas by James has worked as a private investigator and paralegal in the United States from the 90s until he moved to Colombia in 2005. James arrived in Colombia in 2005 and started doing visas for expats in 2007.

In addition to our visa services our agency offers a full range of legal and accounting services to our clients. We are able to assist better in document collection services in the United States because of James legal experience in the United States.

More About Our Visa Services

Many visas require obtaining complicated documents in the United States, Canada, or other countries. We are experts at handling foreign documents! 

Analysis of your Colombian visa immigration profile.

We identify necessary documents for your Colombia visa application.

We monitor your immigration process.

We handle Translations required for your visa application.

We handle Apostilles required for your  visa application.

Chat Over WhatsApp – get your visa questions answered fast.

Online quotes for visas, bilingual legal and accounting services

Courier your passport to Bogotá to get the visa in your passport.

Main Office located in El Poblado, Medellin, Colombia.

Visas By James
(Visas y Trámites Internacionales)

Testimonials from a current and former clients who got a Colombian visas successfully.

Worked with James and Cristina on buying first property in Colombia. They were very knowledgable in Colombia law and banking. Went the extra mile to guide us thru the process of transferring foreign funds, reviewing/advising purchase documents, and walking us thru the maze of legalities. Invaluable, and in dual languages! Thanks to them the process was completed in less than one month!

Jerry Brewer

I had James take care of the renewing of my US passport and all went very well I did not have to go to Bogota and all was completed with a new passport in a little over 2 weeks !! Highly reccomend.

Christopher Fahey

This is really a dependable and reliable legal and accounting service, and for me it was nice being able to turn over these sometimes laborious tasks to competent and trustworthy professionals. I’ll be recommending them to my friends as well.

Jason MacLean

About Colombia Legal & Accounting SAS and its associates; Reliable, Trustworthy, Pristine, Honesty, Management, Punctual.   That’s all you need to know to put yourself in their professional hands.

Erick Quezada

Our main office is located in Medellin, Colombia near Parque Lleras in El Poblado. We have representation in Bogota, Miami, and Fort Lauderdale. Our main office address is  Cra 39#5A-95, Oficina 709, Edificio Avangarde. We accept walk in appointments but its always nice if you can let us know ahead of time so we can schedule a time. Areas codes in Colombia have changed. To reach our office please call (57) 604-444-6634.

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