Colombia
Visa M Inversionista, property route
The cheapest property linked residency in the Americas attached to a major city, a real rental market and a functioning airport. The threshold is not fixed in dollars. It is fixed in Colombian minimum wages, which is why every English language site quotes a different number and most of them are now understating it badly.
Colombia, investor visa, property route
USD 195,884COP 612,816,750, which is 350 monthly minimum wages
It is not called the M-10, and it is not called the M-6
The official name in the resolution and on the Cancilleria's own page is Visa M Inversionista. Inside Resolucion 5477's numbering, M-6 is the Andean migrant visa and M-10 is the independent professional visa. The label M-10 for a property visa is a fossil from Resolucion 6045 of 2017, which was repealed. If a page published in 2026 calls this the M-10, it was written against a repealed rule.
The number, and why the gap just got wider
The requirement is 350 monthly minimum wages. For 2026 the wage is COP 1,750,905, so the threshold is COP 612,816,750. Through 2026 the peso appreciated roughly 17 percent against the dollar, so the same unchanged peso figure now costs a dollar buyer close to USD 196,000. Pages published earlier this year still quote 153,000 to 170,000, and one widely cited page still says 190,000 by accident rather than by arithmetic. The figure at the top of this page is converted at today's rate and stamped with the time.
What 650 SMMLV actually is
Article 79 gives two alternative proofs, not a pool you add together. Either registered foreign direct investment above 650 SMMLV in your own name, or a property of at least 350 SMMLV with sole title plus a Banco de la Republica record showing the purchase registered as foreign investment. You satisfy one or the other.
What 650 SMMLV does not buy
It does not buy a Resident visa. The buy in permanent residency route existed under Article 57 of the repealed Resolucion 6045 of 2017 and Resolucion 5477 did not recreate it. The R visa is reached by time: five years as an M Inversionista holder. Anyone still selling instant residency through a large Colombian purchase is selling a repealed rule.
The deed value trap
Immigration reads the value declared on the escritura publica, not the amount you paid. Buyers are routinely advised to under declare to reduce transfer taxes. Do that and you can pay COP 700 million, declare COP 400 million, fall below the threshold, and have no way to fix it short of a second purchase. It is also tax fraud.
Is the 2026 wage figure final
Decreto 1469 was provisionally suspended by the Council of State in February 2026 for defects in its reasoning, and Decreto 0159 immediately re-fixed the identical amount on a transitional basis. In September 2026 the Council of State revoked that suspension, so Decreto 1469 is back in force while the annulment case continues on the merits. The peso amount never changed. COP 1,750,905 is operative today.
Keeping it
Up to three years, and it lapses if you are outside Colombia for more than 180 consecutive days. Time on it counts toward the R visa, which is where the citizenship clock actually starts under Ley 2332 of 2023.
The facts, in one place
| Status | Open |
| Threshold | COP 612,816,750, 350 SMMLV, recalculated every January |
| What it grants | Temporary migrant visa, up to 3 years |
| Stay requirement | Lapses after 180 consecutive days abroad |
| Citizenship | 5 years as an M Inversionista holder to reach the R visa, then the citizenship clock |
| Governing instrument | Resolucion 5477 of 2022, Article 79; wage set by Decreto 1469 of 29 December 2025, restated transitionally by Decreto 0159 of 19 February 2026 Primary source |
| Last verified | 17 September 2026 |
Other programs:
Compare this against the two programs closest to it
Tell us the budget, the goal and the timeline. If Colombia fits, we introduce you to an immigration lawyer and a broker who has closed for foreign buyers before. If it does not fit, we say so and point you at the program that does.