Free tool · Investor visa checker
Colombia Property Investor Visa Checker
Does your purchase clear the minimum for a property investor visa?
The checker tells you whether a property price clears the minimum for Colombia’s property investor visa in 2026. That minimum is 350 times the monthly minimum wage, which comes to 612,816,750 Colombian pesos (COP), or about US$192,000 at 3,200 pesos per US dollar.
Enter the price you will register in the deed and in the foreign-investment record. The asking price on the listing does not count. The checker shows by how much the price clears the minimum or falls short, in pesos and in dollars.
The 2026 minimum for the Migrant (M) investor visa through property is 350 × the monthly minimum wage (COP 1,750,905) = COP 612,816,750, about US$192k. It is measured on the day you apply, so a January wage rise moves it.
How the Investor Visa Checker Works
The checker runs one comparison. It multiplies the 2026 monthly minimum wage, COP 1,750,905 under Decreto 1469 de 2025, by 350, and sets your price against the result of COP 612,816,750.
If your price is at or above the minimum, the checker shows the margin. If it is below, it shows the gap. The dollar figures divide the peso amounts by the rate in the rate box, which starts at 3,200 pesos per US dollar, rounded from the official rate in mid-October 2026.
The 350-wage rule comes from article 79 of Resolución 5477 de 2022, the visa rulebook of Cancillería, Colombia’s foreign ministry. The threshold is measured on the date you apply, so it rises every January with the minimum wage.
Two Worked Examples
Two prices show how the margin works at the 2026 minimum:
| Price you register | Result | Margin or gap | In US$ (at 3,200) |
|---|---|---|---|
| COP 720,000,000 | Clears the minimum | COP 107,183,250 to spare | about 33,500 |
| COP 600,000,000 | Falls short | COP 12,816,750 below | about 4,000 |
The COP 600 million apartment misses by less than 3% of its price. A buyer in that position can look for a slightly larger unit or a pricier area, and then rerun the number.
The COP 720 million apartment clears by about 17%. The minimum wage rose 23% between 2025 and 2026, so even that margin could disappear if your application slips into the next year.
What the Checker Does Not Test
The price is one of several requirements. Before you apply, make sure of four things the checker cannot see:
- The title is in your name alone. A property co-owned with a spouse or held through a company does not qualify for the property route.
- The investment is registered. You need a communication from Banco de la República showing the purchase registered as foreign investment in your name. That happens when your bank brings the money in through the exchange market, as set out in sending money to buy property in Colombia.
- The rest of the file is ready. Cancillería also asks for three months of bank statements and health coverage.
- The right value is used. The visa looks at the value shown on the certificado de tradición. Whether the deed price or the cadastral value counts in an edge case is a question for your lawyer.
If you plan to invest through a Colombian company instead, the bar is higher: more than 650 minimum wages, COP 1,138,088,250 in 2026.
Checking a Price Before You Make an Offer
Run the checker before you make an offer. The agreed price is fixed once you sign the promesa de compraventa, so a shortfall found after that is hard to repair.
The Colombia property investor visa guide covers the application step by step, and the closing cost calculator adds what you pay on top of the price. Our buyer’s concierge in Medellín checks every shortlisted apartment against the visa minimum before you see it, so the price and the title fit the visa from the start.
Frequently asked questions
How much property do I need to buy for a Colombian investor visa?
At least 350 monthly minimum wages, which is COP 612,816,750 in 2026, about US$192,000 at COP 3,200 per US dollar. The property must be registered only in your name, and the money must come in as registered foreign investment. The full rules are in Colombia property investor visa.
Does the minimum change every year?
Yes. It is pegged to the minimum wage, which Colombia sets each January, and it is measured on the date you apply. A price that clears the 2026 minimum by a small margin may fall short if you apply after the 2027 wage takes effect.
Can I buy with my spouse and get the investor visa?
Not on a jointly owned property. Resolución 5477 de 2022 requires the property to be registered exclusively in the applicant’s name. Talk to a Colombian lawyer before you sign if you want both names on the title.
Does the investor visa lead to residency?
Yes, over time. The M investor visa lasts up to three years and can be renewed, and after five continuous years on it you can apply for a resident (R) visa. Residency is not automatic, so you apply for it.
How much does the investor visa cost?
Since 1 April 2026, a migrant (M) visa costs US$260 in fees: a US$56 study fee, which is not refunded if the visa is refused, plus US$204 on issue.
Sources
Colombia Desk publishes general information about buying property, living in and visiting Colombia. It is not legal, tax, immigration or financial advice. Rules, fees and minimum amounts change, and prices and exchange rates move. Confirm anything you will rely on with a Colombian lawyer, notary, accountant or the Ministry of Foreign Affairs before you sign or pay.