The deed value is frozen the day you sign. The visa requirement rises every January. Renewals fail on properties that qualified perfectly at purchase.
Declaring a lower value on the escritura saves transfer costs once and then charges you for it twice — at the visa threshold and again at capital gains.
After the August 2026 earthquake: construction year, NSR-10, structural questions worth asking, and what insurance does and does not cover.
The Colombian investor visa threshold is COP 612,816,750. At today
Margin above the visa threshold is insurance you buy with yield and liquidity. How to size it deliberately instead of guessing.
A factual account of which Colombian cities were affected by the 10 August 2026 earthquake, for people with property decisions in motion.
The property investor visa is 350 SMMLV. The company partner-owner visa is 100 SMMLV. Major English-language sources publish the second figure as though it were the first.
Colombia
How Colombia
The canal cambiario, Banco de la República registration, and why capital that arrives informally becomes very difficult to repatriate.
Why the structure that best protects a Colombian property is often the one that disqualifies the visa it was bought for.
The honest case against buying: illiquidity, no price discovery, currency exposure, management burden, and the routes that get you residency without the purchase.