Buy in Colombia from Spain, Germany, France

Buying a Colombian home generally requires a public deed and registration. This also applies to buyers living in Spain, Germany or France. The notarial statute governs the deed, and the land registry statute governs registration.

Who it applies to

Spain: rental income and Modelo 720

In general, Spanish tax residents are taxed on worldwide income, subject to treaty rules (AEAT: foreign income). Ask a Spanish tax adviser which rental income and returns apply to your case.

Spain also requires Modelo 720 for certain foreign assets. The rules checked in 2026 group foreign properties in one category. Reporting can apply if their combined acquisition value at 31 December exceeds €50,000, with exceptions (AEAT: threshold). Joint owners report the full acquisition value and their ownership share (AEAT: joint ownership). Further filings can arise after transfers of previously reported property. They can also arise if the category’s combined value rises more than €20,000 above the value requiring the last return (AEAT: filing frequency).

Spain and Colombia have an income-tax treaty in force since 23 October 2008, according to DIAN's treaty list. Ask the adviser how the treaty applies to Colombian rent and tax paid in Colombia.

The Banco de España describes a declaration for physically carrying payment instruments across Spain’s border when the amount is at least €10,000. This rule is about carried funds. Ask the bank about checks and reporting for a bank transfer.

Germany: income tax and payment reporting

A person with a residence or habitual abode in Germany generally has unlimited income-tax liability (EStG § 1). Rental income is a taxable category (EStG § 2). Rent from property abroad is foreign income (EStG § 34d).

At this review in 2026, DIAN lists only a shipping and air agreement for Germany, with entry into force in 1971. It does not list a comprehensive income-tax treaty with Germany. German domestic relief rules include EStG § 34c, with conditions and limits. Ask a German licensed tax adviser (Steuerberater) to review the relief and the current forms for your case.

Since 1 January 2025, payments over €50,000 between German residents and non-residents can require a report to the Bundesbank, with exceptions. Transfers between a person’s own accounts are not reportable. A later payment from that account to a seller needs its own review. Ask the Bundesbank or adviser whether you must report the purchase payment.

France: income, accounts and property wealth

In general, French tax residents declare French and foreign income, subject to treaty rules. Service Public lists form 2047 for income received abroad. Ask a French accountant or tax lawyer which returns and sections apply to Colombian rent.

Form 3916–3916 bis covers reportable foreign accounts and certain contracts. A Colombian bank account can be reportable. Ask the adviser to check the conditions and exceptions.

Foreign property can also count toward France’s property wealth tax (impôt sur la fortune immobilière, IFI). In 2026, its threshold is net taxable property wealth above €1.3 million on 1 January. French tax residents generally include property in France and abroad. There are exemptions, treaty rules and a temporary exception for qualifying new residents (Service Public: IFI). Ask the adviser whether an IFI return is required.

The France–Colombia treaty was signed on 25 June 2015. The French Treasury gives 1 January 2022 as its entry into force and 1 January 2023 as the start of tax effects.

For travel between France and a country outside the EU, the cash rules apply. French customs requires a declaration for carried cash and covered instruments worth at least €10,000. Covered gold includes certain coins and high-purity gold; the rule does not cover every gold object. This is not a bank-transfer limit.

Separately, the Banque de France requires a report within twenty days for a direct-investment operation of at least €15 million. Its definition includes real-estate investment. These are the thresholds checked in 2026.

Can you visit to view property?

Under the current Resolution 5488 of 2022, article 3, list A, these passport holders qualify for visa-free airport transit or short visits. This covers Spanish, German and French passports. The activities must not generate payment for services or a salary in Colombia. The rule defines a short stay as under 90 days, extendable up to 180 days in the stated cases. Migración Colombia decides the applicable entry and stay permit.

Buying property does not guarantee a visa. For the real-estate route, Cancillería lists sole ownership and a minimum value of 350 current legal monthly minimum wages at the application date. Its published requirements include the title certificate and Banrep investment statements, pending an internal information-access agreement. Other visa requirements also apply. Ask a Colombian immigration lawyer about your case and see the visa guide.

Steps

What stays the same in Colombia?

The buyer signs the public deed (escritura pública) before a notary. The deed must then be registered. Ask a Colombian lawyer to review identity documents, any interpreter needs and the authority of a representative. See the buying guide.

Foreign currency for foreign investment and its returns must pass through the regulated exchange market. This can be through an authorized intermediary or a compensation account, according to Banco de la República. Ask the intermediary to confirm the payment route and the investment details. See foreign investment registration.

Ask a Colombian accountant to assess tax on rental income. For the transfer and power of attorney from Spain, see buying from Spain.

Costs

Documents and costs to review

Ask the Colombian lawyer to review the title and draft power.
Request current quotes for legal work, the notary, registration, any apostille and the transfer.
Keep the deed, exchange declaration, rental records and tax receipts.
Ask the tax adviser in your country of residence which returns apply.

Use the closing-cost guide to prepare questions. Do not assume that paying Colombian tax removes a foreign filing duty.

Educational information, not legal or tax advice. Ask a Colombian lawyer or accountant and a tax adviser in your country of residence about your case.

Documents

Which office handles the apostille?

Ask the Colombian notary to review the power of attorney before signing abroad. An apostille verifies the signature, the signer’s official capacity and any seal. It does not confirm that the power is sufficient for the purchase (Service Public: apostilles).

Spain: notarial colleges apostille Spanish notarial documents. Documents issued by consular officials are excluded from this apostille process.
Germany: since 1 January 2023, the Federal Agency for Foreign Affairs handles federal documents, except patent-authority documents. The responsible office for state documents varies. Ask the issuer (Federal Foreign Office).
France: since 1 May 2025, the notarial system handles the standard apostille process. Use the competent notarial centre. Special routes remain for some documents and territories (Service Public).

See the power-of-attorney guide for the review of scope and revocation.

Exceptions

What do banks report?

DIAN publishes the rules for the Common Reporting Standard (CRS), which covers financial-account information. Bank reporting is separate from the owner’s tax returns. Ask the bank which tax residency information it needs and what it reports.

Official sources

Continue: request the free due diligence checklist to prepare for the purchase review.

Colombia Owner Kit · US$79 · instant download

The risk: The M investor visa in the real-estate case requires Banco de la República extracts registering the investment, so an application without them would lack a required document.
One step now: Ask your bank to confirm that the wire will be channeled through the exchange market and what the wire must show.
In the kit: The kit’s home-country sheet is for the United States. Its Colombian-side parts (calendar, checklists, letters in Spanish, BanRep records pack and the questions for your home-country tax professional) may be useful wherever you live. For your own country’s rules, take those questions to a licensed tax professional where you live. See what’s included

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Frequently asked questions

Do Spain, Germany and France have an income-tax treaty with Colombia?

DIAN lists an income-tax treaty with Spain and the French Treasury confirms one with France. At this 2026 review, DIAN lists only a shipping and air agreement for Germany. Ask a tax adviser which treaty or domestic relief rules apply.

Do I need an apostille to sign a power of attorney from Spain, Germany or France?

Ask the receiving Colombian notary which form of power it accepts. The apostille route depends on the country and document. Spanish notarial documents go to a notarial college. France’s standard route moved to the notarial system in May 2025.

Can I enter Colombia without a visa to look at property?

In general, yes, for Spanish, German and French passport holders. The activity must not generate payment for services or a salary in Colombia. The rule defines a short stay as under 90 days, extendable up to 180 days in specified cases. Migración Colombia decides the permit.

Is there a reporting threshold for sending money from Germany?

Since 1 January 2025, payments over €50,000 between German residents and non-residents can require a Bundesbank report. Exceptions apply. Transfers between your own accounts are excluded. A later purchase payment needs a separate review.

Does Spain’s Form 720 apply to a Colombian property?

It can apply when the combined acquisition value of foreign properties held at 31 December exceeds €50,000, with exceptions. Joint owners use the full value, not just their share. A Spanish tax adviser should review the initial and later filing duties.

Not sure which topics to raise? Take the quiz. The Colombia Owner Kit (US$79, instant download) turns this guide into a checklist, a calendar entry and a question list: see what’s included. Or start with the free sample: Chapter 4, the due-diligence checklist.