Calculator · updated 12 August 2026
Does this property clear the visa threshold?
Colombia's investor visas are pegged to the monthly minimum wage, so the bar moves every January when the new wage is decreed. In 2026 the minimum wage is COP 1,750,905, which puts the M-type property threshold at COP 612,816,750 — roughly US$196,348 at today's rate.
Use the value that will appear on the escritura, not the asking price and not what you negotiated verbally.
The 2026 rise was unusually large. Drag this to see what the same property looks like against a 2027 threshold — this is the trap for anyone buying in November and applying in February.
The two thresholds
| Route | Multiple | 2026 figure |
|---|---|---|
| M-type · property investment | 350 × SMMLV | COP 612,816,750 ≈US$196,348 |
| R-type · resident by investment | 650 × SMMLV | COP 1,138,088,250 ≈US$364,647 |
Four ways people fail this on paper
- Under-declaring the deed. The application reads the registered value. Writing a lower number on the escritura to save transfer tax is how buyers disqualify a property that genuinely cost enough.
- The name on the money. The investment has to be registered in the name of the person applying. Funds sent by a spouse, a company or a relative create a mismatch that is difficult to repair afterwards.
- Informal entry of funds. Without the exchange declaration and the foreign investment registration, there is no document proving the investment was made.
- The January shift. A property that cleared the bar in December can sit below it in February. If you are close to the line, be well over it rather than just over it.
Education, not legal advice. Visa requirements are set by resolution and change; the figures here are calculated from the 2026 minimum wage decree and the published SMMLV multiples, and conversions use the TRM shown at the foot of this page. Confirm current requirements with a Colombian immigration lawyer or the Cancillería before you rely on them. The visa vertical in depth lives at colombiainvestorvisa.com.
Buying specifically for the visa?
Then the sequence matters more than the property does, and it is worth getting the lawyer involved before the offer rather than after the deed.