PropertiesVisa
Key facts
- Who it's for
- Foreign nationals who invest in Panama and want permanent residency.
- Legal basis
- Executive Decree No. 722 of 2020, as amended [verify current status]
- Minimum real estate investment
- Current amount to confirm in the Official Gazette / immigration service
- Other investment options
- The decree also covers financial investments; this guide focuses on real estate.
- Dependents
- Spouse and children, among others, as the rules allow.
- Processing time
- Published timeframe to confirm with the immigration service
What the Qualified Investor route is
It is an immigration category designed to attract foreign investment. If your investment meets the conditions in the decree, you can apply for permanent residency. Under the real estate option, that investment is a property purchase in Panama.
Its main advantage over other routes is that it does not depend on a job or a pension: your investment is the basis of the application. In return, it requires a substantial amount and you must keep the investment for the period the rules set [holding period to confirm].
Main requirements
- A real estate investment at or above the current minimum: amount to confirm. The purchase must be recorded at the Public Registry.
- Lawful source of funds, usually shown through wire transfers from abroad [confirm required evidence].
- Clean criminal record from your country of citizenship or residence.
- A Panama-licensed attorney to file the application on your behalf.
Heads-up: the minimum for this category has been changed by decree before. Before you reserve a property, ask for written confirmation of the current amount and the date of the decree that sets it.
Typical documents
The final list depends on the current rules and your citizenship. Expect to provide:
- A valid passport (all pages).
- An apostilled background check (for US citizens, typically an FBI Identity History Summary).
- The recorded deed and a Public Registry certificate.
- Bank records showing where the funds came from.
- A health certificate, photos and the immigration forms.
- Apostilled marriage and birth certificates for dependents.
Current list: confirm with the National Immigration Service
Step by step
- Assessment and quote. We confirm the route suits you and set a timeline.
- Property selection and due diligence. See our guide to buying property as a foreigner.
- Closing and registration of the deed in your name.
- File preparation, including apostilles and certified translations into Spanish.
- Filing with the immigration service and biometrics.
- Approval and ID card as a permanent resident.
Costs to budget for
| Item | Paid to | Amount |
|---|---|---|
| Property price | Seller or developer | At or above the current minimum [confirm] |
| Immigration fees | National Immigration Service | [verify current fees] |
| Notary and Public Registry | Notary / Public Registry | [depends on tariff and value] |
| Transfer taxes | DGI (tax authority) | [verify with the DGI] |
| Legal fees | PropertiesVisa | [fixed quote] |
Common mistakes
- Reserving a property without checking that its recorded price reaches the minimum.
- Paying in cash or from someone else's account, which makes the source of funds hard to prove.
- Bringing documents that are not apostilled or are older than allowed.
- Buying a property with liens that block registration.
Rather have us handle it? See our residency by real estate investment service.
Frequently asked questions
Is Qualified Investor residency permanent from day one?
Can I sell the property after I get residency?
Can I buy through a company or trust?
Can I work in Panama with this residency?
Official sources and regulations
- Panama National Immigration Service (Servicio Nacional de Migración) — official site (in Spanish)
- Official Gazette of Panama (Gaceta Oficial) — full text of decrees and laws (in Spanish)
- Panama Public Registry (Registro Público) — title and lien searches (in Spanish)
- Panama Tax Authority (DGI) — property taxes (in Spanish)
Key regulations (check current wording and amendments in the Official Gazette): Decree-Law No. 3 of 2008, which created the National Immigration Service, and Executive Decree No. 320 of 2008, which implements it. [Verify current status]