Table of Contents
If you live outside of Colombia and are thinking of buying an apartment, you're probably wondering, In which cities do foreigners buy the most property? Today on Inspection 360 we'll explain it to you in a simple way: who buys, where, what steps to follow, and what to watch out for to avoid surprises.
There is no official list of cities, but the signs point to Santa Marta, Cartagena, Medellín and the Coffee Region.Bogotá is the largest market, although there is no clear data on foreigners.
Almost all buyers who live abroad are Colombian. Approximately 1 in 10 new homes are sold to people living outside the country (Camacol, 2025).
1. WHO BUYS PROPERTY FROM ABROAD?
There are three groups, and it's best not to mix them. The largest group is Colombians living abroad; foreigners are a small but constant part.
Foreigners living abroad
They come mostly from the United States and Spain. There are few of them, and they buy with an investor’s eye.
Colombians living abroad
This is the largest and fastest-growing group. They buy for their family, to move back, or as savings.
Foreigners already living in Colombia
They hold a visa and reside in the country. Official statistics count them as residents.
2. WHICH CITIES SEE THE MOST PURCHASES?
The official data is by department, not by city. That's why we talk about signs and not a ranking.
Santa Marta
Its department, Magdalena, has the highest share of foreign buyers. Beach lifestyle and tourist rentals.
Cartagena
International tourism year-round. Together with Santa Marta, almost 1 in 5 sales goes to buyers from abroad.
Medellín
The favorite for living and for furnished rentals. About 1 in 7 new homes in Antioquia is sold abroad.
Bogotá
High demand and solid long-term rental income. There is no public figure for foreign buyers.
Coffee Region
This is where the most purchases are made from abroad (1 in 4), but the August 2026 earthquake slowed sales.
Cali and Barranquilla
They appeal to Colombians abroad. Figures for foreign buyers are missing.
3. WHAT DO YOU WANT TO BUY FOR?
Pick one. The key idea: higher income doesn’t always mean higher profit. More revenue doesn't always mean more profit.
- If you plan to stay, think about your visa. visa.
- Add building fees (administración) and closing costs.
- Best fit: Medellín, Bogotá or Cali.
- Stable and predictable income.
- The law limits how much the rent can increase each year.
- Ideal for: Bogotá and Medellín.
- More money comes in, but more expenses also go out: cleaning, platform, services and administration.
- With few nights occupied, the profit shrinks quickly.
- It requires tourist registration and that the building allows it.
Buying a property in Colombia? Check before you sign
A technical inspection uncovers hidden defects and gives you leverage to negotiate. Check our coverage by city. arguments to negotiateCheck coverage by city.
4. CAN A FOREIGNER BUY PROPERTY IN COLOMBIA?
Yes. These are the basic steps:
- Check the titleThe certificado de tradición y libertad (property title record) shows debts or liens.
- Sign the promissory agreementThis is the preliminary contract (promesa de compraventa) with the seller.
- Send the money through a bankIt must enter through the foreign exchange market with its exchange declaration (declaración de cambio). This is the registration of your investment with the Central Bank (Banco de la República).
- Sign the deedThis is done before a notary.
- Register the deedThis is how you become the official owner.
- Pay the property tax and keep your recordsYou will need them for a visa or when you sell.
5. WHAT RISKS SHOULD YOU WATCH IN 2026?
The market has changed this year. Keep these three points in mind:
The August 10 earthquake
It caused serious damage in Pereira, Cali and Manizales. If you buy there, ask for a structural study.
Airbnb rules are changing
The Government is preparing new requirements. Check their status before buying to rent by the night.
Returns are lower than in 2025
Today the dollar buys fewer pesos. Run the numbers at the current price.
6. WHAT TO CHECK BEFORE SIGNING
Tick each item before closing the deal:
In conclusion, buying a home in Colombia from abroad is possible and increasingly common, but it is advisable to verify the title, register the money and check the technical condition of the property before signing.
7. FREQUENTLY ASKED QUESTIONS
Can a foreigner buy a home without a visa?
Yes. All you need is your passport and to make the purchase through legal channels.
Does a Colombian living abroad also register their money?
Yes. The rule applies to non-residents, regardless of their nationality.
What tax do I pay when I sell?
If you owned the property for two years or more, you pay 15% on the profit.
Is it a good time to buy?
There's no single answer. Sales are down in 2026, which may create room for negotiation. Compare and verify.
