We’re a real estate agency, not lawyers or accountants. This guide summarises the process and the fees in force in October 2026 for buying a resale home. On every purchase we support, the title search is done by a lawyer, and tax questions are best confirmed with a Colombian accountant.
Buying a home in Colombia follows a well-defined path: negotiate, check the property is in order, sign a promise of sale, sign the deed at a notary and register it. What buyers worry about most is how much each step costs and how long it takes. Here it is, with a worked example in Colombian pesos (COP).
The process at a glance
| Step | What happens | Typical time |
|---|---|---|
| 1. Budget and financing | You set your budget and, if you’ll borrow, get pre-approved | 15 – 45 days with a loan |
| 2. Search and viewings | You shortlist properties and view them, in person or by video call | Varies |
| 3. Offer and negotiation | You agree on price, payment and dates | Days |
| 4. Title search | A lawyer checks the property can be sold without problems | Before the promise |
| 5. Promise of sale | You sign the binding contract and pay the deposit (arras) | 1 – 3 weeks |
| 6. Deed at the notary | The public deed of sale is signed | 1 – 2 weeks |
| 7. Tax and registration | Registration tax is paid and the deed is recorded | 10 – 20 business days |
| 8. Handover | You receive the property with a handover record | As agreed |
Paying cash, a purchase usually closes one to two months after the promise. With a mortgage, allow two to three months.
1. Budget and financing
On top of the price, budget roughly 2% to 2.5% for deed and registration costs (detailed below), the lawyer’s fees and moving or furnishing. Colombian banks lend up to 70% of the value of non-social-interest housing with a mortgage; with housing leasing (leasing habitacional) some banks go up to 80%. Get your approval letter before negotiating, and expect the bank to do its own appraisal. Most foreign buyers pay cash — see the section for foreigners below.
2. Search and viewings
First decide whether you’re buying to live in or to rent out: it changes which area and property type suit you. To compare prices, divide the price by the private area and check it against our guide to the price per square meter in Medellín 2026. At each viewing ask about the monthly HOA fee (administración), parking and storage, the building’s age and any approved special assessments.
3. Offer and negotiation
Offers are usually made in writing and should state the price, how you’ll pay (own funds, loan or both), the expected deed and handover dates and what’s included, such as furniture or appliances. Portal prices are asking prices: there is almost always room to negotiate.
4. Title search
This is the step that protects you. Before signing the promise, a lawyer reviews:
- Certificado de tradición y libertad (title certificate): shows the owner, the property’s history and any mortgage, attachment, family-home protection or other restriction. It costs about COP 24,300 in 2026; get a fresh one right before signing, since it only reflects the situation on the day it’s issued.
- Property tax clearance (paz y salvo de predial): required to sign the deed. In Medellín it’s a free online download.
- Betterment levy clearance (valorización), where it applies.
- HOA fee clearance: essential, because under Colombian law (Law 675 of 2001, art. 29) the new owner is jointly liable for HOA fees the previous owner left unpaid.
- Building bylaws (reglamento de propiedad horizontal): they define which uses are allowed. If you plan nightly rentals, read our guide to buying an apartment for short-term rental.
5. Promise of sale and deposit
The promise of sale (promesa de compraventa) is the contract in which both parties commit to signing the deed. To be valid (Civil Code, art. 1611) it must be in writing, set the date or condition for signing the deed and clearly identify the property and the deal. A deposit called arras is usually paid on signing, freely agreed and in practice often around 10% of the price:
- Withdrawal arras (de retracto): either party may walk away — a buyer who withdraws loses them; a seller who withdraws pays them back doubled.
- Confirmatory arras (confirmatorias): they count toward the price and don’t allow withdrawal.
Also check the penalty clause, the chosen notary, the handover date and who pays each cost.
6. Signing the deed
On the agreed date, buyer and seller sign the public deed of sale (escritura pública) at the notary. The notary calculates its fees and withholds the seller’s withholding tax. If you buy with a loan, the mortgage is set up in the same deed or a parallel one.
7. Registration tax and recording
Once the deed is signed, the Antioquia registration tax is paid and the deed is filed with the Public Records Office (Oficina de Registro de Instrumentos Públicos). The tax must be paid within two months of signing (three if the deed was signed abroad); late-payment interest applies after that. The law allows five business days for recording, but in practice it takes 10 to 20 business days. When the new title certificate shows you as the owner, the purchase is complete.
8. Handover
Receive the property with a written handover record: condition, inventory, keys, remotes and utility meter readings. Then notify the building’s management and transfer utilities and property tax to your name.
Closing costs in 2026
| Item | 2026 rate | Usually paid by |
|---|---|---|
| Notary fees | 0.3% of the sale value, plus 19% VAT, pages and contributions | Split 50/50 by custom |
| Registration tax (Antioquia) | 1% of the deed value, never less than the cadastral value | By law split 50/50 unless agreed otherwise |
| Registry fees | 0.911% to 1.333% depending on value, plus 2% | The buyer |
| Withholding tax | 1% of the price | The seller (individuals) |
Example for a COP 500 million apartment:
| Item | Approximate amount |
|---|---|
| Notary fees incl. VAT (excluding pages and contributions) | COP 1.8 million in total, about 0.9 million each |
| Registration tax (1%) | COP 5.0 million (2.5 million each if split) |
| Registry fees (1.333% + 2%) | COP 6.8 million |
| Withholding tax (seller) | COP 5.0 million |
In this example the buyer pays roughly COP 10 to 13 million (2% to 2.5% of the price), depending on how the registration tax is split, plus the lawyer’s fees. Notary and registry fees are set every year by the Superintendence of Notaries and Registry; the notary gives you the exact breakdown before signing.
If you’re a foreign buyer
- You don’t need a visa to buy: your passport is enough. Some notaries and banks also ask for a Colombian tax ID (RUT).
- Bring the money in through the formal foreign-exchange market (a bank or authorised exchange house). The foreign-exchange declaration registers the purchase as foreign investment with the Banco de la República — that registration is what lets you take the money out when you sell.
- You can buy remotely with a special apostilled power of attorney in favour of someone you trust in Colombia. We do viewings by video call, in English or Spanish.
- Mortgages are harder: banks usually ask for a foreigner ID card (cédula de extranjería), credit history and proven income. Most foreigners buy in cash.
- A property worth at least 350 monthly minimum wages (COP 612,816,750 in 2026) can qualify you for the investor visa. Taxes on owning and selling are covered in property taxes and costs for foreign owners.
How we support you
We help you find the property, negotiate on your behalf, coordinate the title search with a lawyer, review the promise of sale and go with you to the notary and the handover. Browse our properties for sale in Medellín, Envigado and Sabaneta or our apartments for sale in Laureles.