Buying a home in Medellín can also open the door to living in Colombia. The M visa in the foreign investor category is granted to people who invest in Colombian real estate above a set amount. Here is how it works in 2026, step by step.
We're a real estate agency, not immigration lawyers. This guide summarises the rules published by Colombia's Foreign Ministry (Cancillería) as of October 2026. Rules and amounts change: confirm your case with Cancillería or an immigration lawyer before you buy.
What the visa is
The M investor visa lets you live in Colombia because you own an investment here. It is granted for up to three years and can be renewed as long as you keep the property. It is a migrant visa, not a permanent one — but time on it counts toward residency (see below).
How much you need to invest in 2026
The minimum is 350 legal monthly minimum wages (SMMLV), measured at the minimum wage in force on the day you apply. The 2026 minimum wage is COP 1,750,905, so the threshold this year is:
| Concept | 2026 amount |
|---|---|
| Minimum monthly wage (SMMLV) | COP 1,750,905 |
| Required investment (350 × SMMLV) | COP 612,816,750 |
| Approximate equivalent | ≈ USD 190,000 at COP 3,200 per dollar |
Two practical consequences:
- The threshold rises every 1 January with the minimum wage. The 2026 increase was 23%: someone who bought at the 2025 threshold (about COP 498 million) but applies in 2026 now needs COP 612.8 million. If you're buying close to the limit, apply in the same year you buy.
- Renewals are measured against the new minimum wage. A property that qualified three years ago may fall short at renewal unless its registered value covers the new threshold.
The 2026 minimum-wage decree faces a pending legal challenge. The figure above is the one in force today, but check it again when you apply.
The property must be in your name — alone
Cancillería requires the property to be registered in the applicant's name only, as shown on the certificate of title (Certificado de Tradición y Libertad). Buying jointly with a partner or through a company can leave you outside this category, so decide how you'll hold the property before you sign. Investments through a company follow a different route with a higher threshold (more than 650 minimum wages).
Step by step
- Bring the money through the formal exchange market. Transfer the funds through a Colombian bank or authorised exchange intermediary and file the exchange declaration that registers them as foreign investment with Banco de la República. Money that comes in informally doesn't count — and it will be hard to take the proceeds out when you sell.
- Buy and register the property. Sign the deed at a notary and register it, so the certificate of title shows you as owner. See our guide to buying property in Medellín as a foreigner.
- Apply online on Cancillería's visa portal with your documents.
- Register with Migración Colombia once the visa is granted, to get your foreigner ID card (cédula de extranjería).
Documents Cancillería asks for
- Passport.
- Certificate of title (Certificado de Tradición y Libertad) showing you as sole owner.
- Statements from Banco de la República showing the real estate investment registered in your name.
- Bank statements for the last three months.
- Health insurance with coverage in Colombia.
- On renewal: proof that you kept the property throughout the previous visa.
Government fees
Since April 2026 (Resolución 3969 of 2026), the M visa costs USD 56 for the study of the application plus USD 204 for issuance if approved — USD 260 in total. Stamp tax and the cédula de extranjería are paid separately.
Your family
Your spouse or permanent partner, your children up to 25 years old and children with disabilities can apply for beneficiary visas linked to yours. Each beneficiary applies separately; check the fees for each one.
Rules to keep the visa
- The visa ends automatically if you spend more than 180 continuous days outside Colombia in each 365-day period.
- You must keep the property and report any change in your investment to Cancillería.
The path to residency
After five years on M visas — each one granted before the previous one expired — you can apply for the R (resident) visa. It isn't automatic: Cancillería still studies the application. Under the current rules there is no direct resident visa for real estate investors.
Common mistakes we see
- Bringing part of the money informally, so it isn't registered with Banco de la República.
- Buying jointly, when the visa requires the property in the applicant's name only.
- Buying in December and applying in January, after the threshold has gone up.
- Choosing the property for the visa only. Buy something that also works as a home or a rental: you'll keep it for years.
Looking for a property that fits the visa threshold? See our apartments for sale in El Poblado and Envigado, and read about the taxes and costs of owning property as a foreigner.