Colombia's investor route sits inside the Migrant (M) visa category and comes in two forms: the M-10, tied to real estate, and the M-6, tied to a business or company investment. Both are governed by Resolucion 5477 de 2022, amended by Resolucion 9316 de 2024. Neither is officially called a "Golden Visa"; that is search-engine shorthand that has stuck, and this guide uses it only because that is the term investors search for.
The 2022 change that matters most
Colombia used to offer an accelerated, near instant permanent residency pathway for qualifying real estate investors. Resolucion 5477 eliminated it. Investors must now hold the M-10 or M-6 visa for 5 continuous years before becoming eligible for the R (Resident) visa. Any source still advertising instant Colombian permanent residency by investment is describing a program that no longer exists.
The three investment thresholds, 2026
| Track | Visa | SMMLV multiple | Approx. COP, 2026 | Approx. USD, 2026 |
|---|---|---|---|---|
| Business or company investment | M-6 | 100x | COP 175.1 million | USD 45,000 to 54,000 |
| Real estate investment | M-10 | 350x | COP 612.8 million | USD 150,000 to 190,000 |
| Combined property and business | M-10 / M-6 | 650x | COP 1.138 billion | USD 300,000 to 352,000 |
Based on the 2026 SMMLV of COP 1,750,905. The USD range reflects TRM fluctuation across 2026 sources (roughly COP 3,600 to 3,800 per USD); always convert at the live rate before advising a client on the exact figure.
M-10, real estate investment
The investment must be residential or commercial real estate located in Colombia, held in the investor's name or that of their legal entity, purchased above the 350 SMMLV threshold. Two steps are commonly missed: registering the transaction as Foreign Direct Investment with Banco de la Republica, and commissioning a proper Estudio de Titulos (title study), since Colombian title law differs materially from North American or European systems and defects are a leading cause of refused applications.
Required proof typically includes
The registered property deed, a bank certificate confirming the transfer of investment funds, the FDI registration certificate, a current certificate of ownership free of liens issued by the Oficina de Registro de Instrumentos Publicos (valid within 90 days of filing), proof of a clean criminal record, and valid health insurance.
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M-6, business investment
The lower-threshold track. Capital is directed into a new or existing Colombian company, whether founding a business, acquiring one, or contributing capital to an existing venture. Evidence must show the capital as paid, registered, and supported by formal corporate records, typically a share composition certificate matching the visa category applied for.
From investment to permanent residency
Both the M-10 and M-6 are valid up to 3 years and renewable as long as the qualifying investment is maintained. After 5 continuous years of legal residence, the investor becomes eligible to apply for the R (Resident) visa, Colombia's permanent residency status. From there, naturalization follows Colombia's standard citizenship timeline; see the Colombia Citizenship guide for how that residency clock actually works.
Investing in Colombia: company formation, registration and real estate
This section covers Colombia as an investment destination on its own terms: company formation, the real estate market, and the investment vehicles available to a foreign investor, independent of any residency visa. If the question is instead about the M-10 or M-6 investor visa and its residency requirements, that content lives in the Colombia residency section's Golden Visa guide; this page will not repeat it.
Company formation: choosing a structure
| Structure | Best for | Formation time | Minimum capital |
|---|---|---|---|
| SAS (Sociedad por Acciones Simplificada) | Solo founders, small teams, holding companies, local subsidiaries of a foreign parent | 5 to 10 business days | None required |
| Ltda. (Sociedad Limitada) | A small, stable group of partners wanting tightly controlled ownership | Approx. 3 weeks (public deed required) | None required |
| SA (Sociedad Anonima) | Larger enterprises requiring a formal board and at least 5 shareholders | Approx. 3 weeks (public deed required) | None required |
| Branch (Sucursal) | A foreign company operating directly in Colombia without a separate legal entity | Approx. 3 weeks (public deed required) | None required |
Why most foreign investors choose the SAS
No nationality restriction on ownership, a single shareholder permitted, no statutory board of directors requirement, and the fastest, lowest-cost formation path of the four structures. The trade-off: Colombian law explicitly prohibits an SAS from trading its shares on a public exchange, a restriction the Constitutional Court reaffirmed in 2025 after a legislative attempt to lift it. For a foreign investor building a private operating business or a real estate holding vehicle, this restriction rarely matters in practice.
The registration steps every foreign investor needs
Chamber of Commerce registration, a NIT (tax ID) from the DIAN, a Colombian bank account, and, for capital originating abroad, registration of the investment with Banco de la Republica under Colombia's foreign exchange regulations. This last step is easy to overlook and is required to preserve the right to repatriate profits later; skipping it is one of the most common and costly mistakes foreign investors make.
Real estate: what actually differs from a residency purchase
Property purchase for pure investment purposes, without pursuing the M-10 visa, is open to any foreigner with no ownership restriction. The distinction that matters is registration: property bought with foreign-sourced funds should still be registered as foreign direct investment to preserve repatriation rights, even when the purchase is not intended to support a visa application.
Frequently asked questions
Does Colombia have a Golden Visa?
Not under that name. What is widely marketed online as the "Colombia Golden Visa" is the M-10 Real Estate Investment Visa. Colombia's own immigration authority calls it the Visa M, Inversionista. The informal instant permanent residency version of this route was eliminated by regulatory reform in 2022.
How much money do I need to invest to get Colombian residency?
Three thresholds exist, all pegged to Colombia's monthly minimum wage (SMMLV) rather than a fixed dollar figure. Real estate: 350 SMMLV, approximately USD 150,000 to 190,000 depending on the exchange rate. Business investment: 100 SMMLV, approximately USD 45,000 to 54,000. Combined property and business: 650 SMMLV, approximately USD 300,000 to 352,000.
Does buying property in Colombia automatically give me a visa?
No. Purchasing qualifying real estate is a precondition, not an approval. The investment must be separately registered as Foreign Direct Investment with Banco de la Republica, and the M-10 application filed and approved on its own merits, with proof of funds, a clean property title study, and supporting documentation.
How long does it take to get permanent residency after investing?
The M-10 or M-6 visa itself is typically processed in 2 to 6 weeks. Permanent residency (the R visa) becomes available only after 5 continuous years holding the investment and maintaining legal residency, since the instant PR shortcut was eliminated in 2022.
Is the M-10 investor visa covered here?
No, by design. The M-10 and M-6 investor visas grant legal residency, so their full requirements live in the Colombia residency section, specifically the Colombia Golden Visa guide. This section covers the underlying investment market itself: company formation, real estate conditions, and investment vehicles, without repeating the visa's requirements.
What is the easiest way for a foreigner to start a company in Colombia?
The SAS (Sociedad por Acciones Simplificada) is the standard choice for the large majority of foreign founders: no minimum capital, a single shareholder permitted, no board of directors required, and formation through a private document rather than a public deed, typically completed in 5 to 10 business days once documents are apostilled and translated.
Can a foreigner own 100 percent of a Colombian company?
Yes. Colombian law imposes no nationality restriction on company ownership. A single foreign individual or foreign legal entity can hold 100 percent of an SAS, though the foreign investment itself must still be registered with Banco de la Republica.
Does buying property in Colombia require registering as a foreign investment?
Yes, if the funds originate abroad. Any foreign direct investment, including real estate purchased with funds transferred from outside Colombia, must be registered with Banco de la Republica within the prescribed timeframe to preserve the right to repatriate profits later.
Last reviewed 15 September 2026.
This guide is general information, not legal, tax or immigration advice. Programme terms are set by the relevant government and can change; confirm any figure with the authority, or with us, before acting on it.
