Buy an Apartment in Medellín: Taxes and Local Checks

An apartment purchase in Medellín involves city property tax and departmental registration tax for Antioquia. In 2026, the general registration-tax rate for property transfers is 1% of taxable value, with exceptions (Ordenanza 48 de 2025, article 187).

Who it applies to

Tourist rentals and land use

Medellín's tourist-housing guidance says the building licence must fit the accommodation use. In a condominium, the bylaws must expressly allow it. The same guidance discusses a proposed revision of the land-use plan. A proposal is not proof that a particular apartment may operate as a tourist rental.

Check the land-use plan (POT; Plan de Ordenamiento Territorial) before buying through the official Medellín POT page. Ask a Colombian lawyer to check the current rules for the property. Use the national tourism-register guide for the tourism register (RNT) and building rules.

Steps

How buying in Medellín works

Read the national buying steps for foreign buyers.
Get the property's current title certificate. Use the title certificate guide to prepare questions for a Colombian lawyer.
Request an itemized closing statement.
Compare its headings with the national closing-cost guide.
Add the Medellín documents below to the purchase file.

Costs

Antioquia registration tax

The departmental assembly sets this tax in its ordinance. The general rate applies to acts with a stated value registered at a property registry office. The general 1% rate above is the registration tax (impuesto de registro), not the total closing bill. Registry fees, notary charges and any other applicable charges need separate lines. Ask the notary or departmental tax office to confirm the taxable value and any exemption for the transaction. Do not apply a flat percentage to the seller's asking price and call it a final quote.

What the utility classification changes

The residential utility classification (estrato) affects utility subsidies and contributions. Medellín explains that, for water, sewerage and waste collection, strata 1, 2 and 3 receive subsidies. Stratum 4 is neutral. Strata 5 and 6 contribute. See the city utility explanation. Request recent bills for the actual unit. Compare the classification and charges with the purchase file.

Documents

Which registry office covers Medellín?

The national registry authority lists Medellín’s north and south offices (Zona Norte and Zona Sur). These are property registry offices (ORIP; Oficinas de Registro de Instrumentos Públicos). Match the office to the registry folio on the title certificate. Ask the lawyer handling the title review to confirm it; a neighbourhood name alone is not a sufficient check.

Deadlines

Medellín property tax: billing and 2026 dates

The city council sets the property-tax rates. Medellín's finance department (Secretaría de Hacienda) assesses the tax using cadastral information. See the city explanation of these separate roles. The assessed cadastral value is not a quote for the purchase price.

The 2026 discount decree provides for four quarterly payments. The bill has a quarterly-payment barcode and an annual-payment barcode. Use the due date on the property's current bill for each quarter.

Annual discount: 5% for qualifying full payment by 27 March 2026. That deadline has passed.
Earlier debts: overdue balances had to be paid at the same time. A payment agreement made before 2026 did not need early settlement to obtain the discount.
Limits: a payment agreement for 2026 did not qualify. If the first quarter was paid separately, it lost the discount. The remaining quarters could still qualify if paid by the deadline. Later assessment changes have separate rules.

For payment instructions and the seller's unpaid bills, use the existing Medellín property tax guide. The deadline checker uses the same discount date.

Common mistakes

Documents and common mistakes

Request the current property tax bill and payment evidence, not only a seller's estimate.
Keep the title certificate, registry folio and closing statement together.
Request utility bills and the condominium bylaws before budgeting for ownership or rental use.
Keep the building administration fee separate from property tax. See yearly ownership costs.

Educational information, not legal or tax advice. These are general checks. Ask a Colombian lawyer or accountant about your case.

Official sources

See the city’s 2026 property-tax dates and payment steps.

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Frequently asked questions

What is the registration tax when buying in Medellín?

In 2026, Antioquia’s general registration-tax rate is 1% of taxable value, with exceptions. It covers acts with a stated value registered at an ORIP. It is one closing charge, not the full closing cost.

When was the Medellín property-tax discount deadline in 2026?

The 5% annual-payment discount deadline was 27 March 2026. The decree sets conditions for earlier debts, payment agreements and later assessment changes. Quarterly due dates come from the property bill.

Which registry office handles a Medellín apartment?

Medellín has north and south registry offices. Confirm the office against the registry folio on the title certificate.

Does utility classification affect an owner’s bills in Medellín?

Yes. For water, sewerage and waste, Medellín identifies subsidized strata, a neutral stratum and contributing strata. Check the actual unit’s utility bills.

Does an RNT make a Medellín apartment suitable for tourist rentals?

Do not treat an RNT as proof of suitability. The city guidance also calls for a compatible building licence and express permission in condominium bylaws. Ask a lawyer to check the property.

Own property in Colombia, or planning to buy? The Colombia Owner Kit (US$79) covers the dates, documents and questions owners face. See what's in it.