The visa has a number.
Most apartments miss it.
Colombia grants residency against property — but it counts the value on your deed, not the price you paid, and the number moves every January. This site exists to help you buy something that clears it, and still makes sense as an asset.
Visa sites explain the paperwork. Broker sites sell you apartments. Nobody connects the two.
That gap is where foreign buyers lose money in Colombia — not dramatically, and usually not to fraud. They lose it by buying an asset that technically qualifies today, has no margin for next January's threshold increase, was declared at a value that quietly enlarges their tax bill on the way out, and produces a yield nobody ever modelled honestly.
Every one of those is a decision made at purchase. None of them can be fixed afterwards. So this site works backwards from the constraint you actually have — a threshold you must clear — and asks what you should buy given it.
A seller offers to put a lower value on the escritura to cut the transfer taxes. It reads like a favour. It can drop your deed below the visa threshold and kill your application outright, and it lowers your cost basis so the capital gains bill when you sell is larger. One "saving," two injuries.
Start with one of two questions
Either does this property clear the number, or will my money arrive in a form Colombia recognises. Both have to be yes. The second one surprises people more, because it has nothing to do with the property at all.
Made at purchase. Not reversible afterwards.
What actually counts toward the threshold, why deed value is the only number that matters, and how much headroom to leave for the January increase.
Personal name or company, and the tension nobody warns you about: the structure that protects the asset can be the one that disqualifies the visa.
The expense lines that turn an advertised 8% into something else entirely, and how to model a unit before you are emotionally committed to it.
Capital gains, getting the money back out, and why the paperwork you sign this year determines what you keep in ten.
We do not sell property. That is the whole point.
Colombia has no MLS. There is no public record of what things actually sold for, which means asking prices float free of reality and a foreign buyer has almost no way to sanity-check a number alone. The people who can check it are brokers who have closed comparable units recently.
So the model is simple. This site does the analysis. When you are ready to look at real units, we hand you to a broker we have vetted, with a brief that already contains your threshold, your budget, your structure and your timeline — so you are not explaining yourself from scratch to someone who is measuring how much you know.
They pay us. You do not. That arrangement has an obvious bias built into it, so here is the counterweight: we publish the case against buying too, and we would rather lose a referral than send someone into a purchase that fails their visa.
When Colombian property is a bad idea →
Ready to look at actual units?
Run the threshold check first — it takes two minutes and gives us something concrete to work with. Then message us and we will route you to the right broker.
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