Tool · one of two

Threshold check

Deed value against the visa requirement, headroom against next January, and what the unit returns once the expense side is honest. Nothing is stored unless you send it.

Step one · does it clear

Residency route M is the common real-estate route. R is direct permanent residency.

Deed value · COP The figure that will appear on the escritura — not what you negotiated.

TRM · COP per USD Look up today's rate at banrep.gov.co. This seed value will drift.

Next SMMLV rise · % It rose 23.7% into 2026. Model a range, not a hope.

Step two · what it returns

Optional, and secondary — but the reason to fill it in is that a unit sized to hit a threshold is not automatically a unit that performs. Leave a field blank and it counts as zero.

Monthly rent · COP

Administración · COP / month Ask for the actual quota, not an estimate. Amenity buildings run high.

Predial · COP / year

Vacancy · %

Management · % of rent

Maintenance reserve · % of rent

Step three · what the declared value costs you later

If a seller proposes declaring less than you pay, this is the part of the conversation that never gets had. Your cost basis is the declared figure. A smaller basis means a larger taxable gain.

Hold · years

Assumed appreciation · % / yr Nominal, in pesos. Be conservative — there is no MLS to check you.

Under-declared by · % Zero means the deed shows what you actually paid.

Send this as a brief

Everything you have entered, formatted so a broker can read it in ten seconds and come back with units that actually fit. We do not store it — it goes to WhatsApp and nowhere else.

Send my numbers to WhatsApp

Standing caveat

Migración Colombia sets visa requirements by resolution, and resolutions change without much warning. The arithmetic on this site is only as good as its verified date — currently 22 August 2026. Before you commit money, confirm the current requirement with a Colombian immigration lawyer. We are not one.

What this tool does not do. It does not publish market averages or price-per-square-metre figures — there is no reliable public source for them in Colombia and inventing one would be worse than useless. Every number here is one you supplied. It also does not tell you whether to buy. It tells you what would have to be true for the purchase to work.