Panama Friendly Nations Visa with a US$200,000 property (2026 guide)
Updated: 2026-08-25
This guide is for anyone holding a passport from one of the more than 50 countries Panama calls friendly who wants to apply for residency by buying property worth at least US$200,000. It covers the rules in effect as of the third quarter of 2026, and we wrote it at Panavanti for people weighing this route against the Qualified Investor Visa.
Since the 2021 reform, permanent residency no longer comes right away. Immigration first issues a two-year provisional permit, and once you complete it you can apply for permanent status. Below you'll find the exact amount for each route and what the government charges for the filing. This is general information. The actual decision belongs with a licensed attorney in Panama.
As of August 25, 2026, Panama's Friendly Nations Visa lets applicants request residency with a real-estate investment from US$200,000 and issues a two-year provisional permit before permanent residency.
In five facts
- The real-estate route calls for a titled property in Panama with a registered value of at least US$200,000, and you can finance part of that amount through a local bank.
- Executive Decree 197 of 2021 put a two-year provisional permit ahead of permanent residency. Only once that period ends can you apply for it.
- You can qualify three ways. One is buying a US$200,000 property. Another is holding US$200,000 in a fixed-term deposit for three years. The third is an employment contract with a Panamanian company.
- More than 50 countries are on Panama's friendly list. The United States, Canada and the United Kingdom are on it, as is most of the European Union.
- A licensed attorney in Panama has to file the application. You can't submit it on your own.
What is the Friendly Nations Visa?
The Friendly Nations Visa is a residency subcategory inside the permanent-resident category, meant for nationals of countries that keep friendly, professional, economic and investment relations with Panama. Executive Decree 416 of June 13, 2012 created it. Executive Decree 197 of May 7, 2021 rewrote much of it and has been in force since August 5, 2021.
The biggest change in the 2021 reform was dropping automatic permanent residency. Before, an economic or professional tie plus a modest bank deposit was enough. Today the National Immigration Service issues a two-year provisional permit, and only at the end of that period can you request permanent residency. The reform also set specific investment amounts to prove the economic tie.
Don't confuse it with the Qualified Investor Visa. The Friendly Nations route starts at a lower real-estate threshold, US$200,000, but goes through a provisional stage. The Qualified Investor Visa asks for a larger investment and grants permanent residency from approval. To compare the two routes in detail, see our guide to the Qualified Investor Visa via real estate.
The three qualifying routes
To qualify you must prove an economic or professional tie to Panama through one of these three routes. Each has its own requirement, with figures in effect as of the third quarter of 2026.
| Route | Minimum requirement | Term / condition | Notes |
|---|---|---|---|
| Real estate | US$200,000 in titled property | Keep the property through the provisional stage | Value recorded at the Public Registry, and the purchase may be partly financed |
| Fixed-term deposit | US$200,000 | 3 years | In a general-license Panamanian bank, free of liens |
| Employment contract | Job with a Panamanian company | Duration of the contract | Requires a work permit processed with the Ministry of Labor |
Verify amounts and conditions with official sources and with your attorney before committing capital. Immigration can change the requirements.
The US$200,000 real-estate route
The real-estate route means buying property in Panama with a registered value of at least US$200,000. The property must be titled in your name or in the name of a company or foundation where you are the ultimate beneficiary. The public deed recorded at Panama's Public Registry establishes the value.
A practical advantage is that you can finance part of the purchase through a local bank. What the rule requires is that the property reach the US$200,000 minimum value. Paying cash is not a requirement. If you plan to cover part of the amount with a mortgage, read our guide to mortgages for foreigners in Panama as well, where we detail down payments and current reference rates.
In practice, many applicants put the investment in Panama City areas with steady rental demand and a quick resale market. Costa del Este (/zonas/costa-del-este), Punta Pacifica (/zonas/punta-pacifica) and San Francisco (/zonas/san-francisco) are three examples, and in each one the apartment inventory lets you reach the threshold with a single unit or by combining several. The property can earn rent or appreciate while it backs the residency.
Six program figures (Q3 2026)
Figures in effect as of the third quarter of 2026, according to the official and law-firm sources we consulted. Confirm them with your attorney before filing.
| Minimum real-estate investment | US$200,000 (Q3 2026) |
|---|---|
| Alternative fixed-term deposit | US$200,000 for 3 years (Q3 2026) |
| Provisional permit validity | 2 years |
| Eligible countries | more than 50 (Q3 2026) |
| Repatriation deposit (Immigration) | US$800 (Q3 2026) |
| National Treasury fee | US$250 (Q3 2026) |
How the two-year permit turns into permanent residency
The move takes two stages since the 2021 reform. In the first, the National Immigration Service grants a provisional residency permit valid for two years to anyone who proves the economic or professional tie through one of the three routes. That provisional card lets you live in Panama as long as the qualifying condition holds.
In the second stage, once the two years of the provisional permit are up, you can file for permanent residency, provided you keep the tie from the first stage (for example, still owning the property or keeping the deposit). Permanent residency is not automatic. Immigration checks that the conditions still hold and that the paperwork is complete.
If you're moving with your family, plan the dependents' documents and the timing of each stage from the start. Our guide to relocating to Panama covers settling in with more detail for anyone arriving with children or a spouse.
Friendly Nations vs. Qualified Investor
The Friendly Nations Visa and the Qualified Investor Visa are often confused, but they have different thresholds and timelines. This comparison summarizes the differences in effect as of the third quarter of 2026.
| Criterion | Friendly Nations | Qualified Investor |
|---|---|---|
| Minimum real-estate investment | US$200,000 | US$300,000 (until Oct 15, 2026, then US$500,000) |
| Initial residency type | Provisional for 2 years | Immediate permanent |
| Path to permanent residency | After 2 years of the provisional permit | From approval |
| Eligibility | Nationals of 50+ friendly countries | Any nationality |
| Typical profile | Economic or professional tie to Panama | Placement of significant capital |
Figures as of Q3 2026. The Qualified Investor Visa threshold changes on October 15, 2026, so check it against official sources.
Requirements, costs and process
Beyond the economic route, you must meet the standard immigration requirements. Your passport needs at least six months of validity. Get a police clearance certificate from your home country or from any country you've lived in over the past five years. The health certificate is issued in Panama. And add proof of solvency and of the lawful origin of the funds.
The official charges described by the sources we consulted come to two items. A US$800 repatriation deposit payable to the National Immigration Service and a US$250 fee to the National Treasury. Neither is usually refunded, even when the application is approved. Attorney and notary fees are agreed separately and are not part of the state charges.
The law requires a licensed attorney in Panama to file the application. That attorney coordinates with the real-estate attorney so the property deed backs the immigration file. Law firms report that the provisional stage takes several months to resolve, so leave room in your calendar.
Advantages and considerations
- ✓ The real-estate threshold is US$200,000, lower than the Qualified Investor Visa's.
- ✓ You can finance part of the purchase instead of paying for the property in cash.
- ✓ The property can earn rent or appreciate while it backs the residency.
- ✓ It's open to nationals of more than 50 friendly countries who prove an economic or professional tie.
- ✗ Permanent residency is not immediate. You go through a two-year provisional permit first.
- ✗ You have to keep the tie (the property or the deposit) until you move to the permanent stage.
- ✗ The process requires a licensed attorney and several apostilled or legalized documents.
- ✗ Immigration can change amounts and rules, so verify them before investing.
What to check before you buy
Before committing capital, check the property title and its standing at the Public Registry. A lien can complicate how the minimum value is evidenced. An independent appraisal and a review of the parcel help confirm that the registered value covers the US$200,000 threshold of the real-estate route.
Look at whether the property is ready for delivery or still pre-construction. The deed date sets when the investment counts as formalized for Immigration. A licensed attorney in Panama and a broker who knows the local inventory, like the Panavanti team in Costa del Este, lower the risk that a registry problem delays the application. Review the property taxes too, which we cover in our Panama property tax guide.
This content is informational and does not constitute legal, tax or immigration advice. Verify current requirements with a licensed attorney in Panama before making decisions.
Sources
- www.migracion.gob.pa — Fuente oficial del Servicio Nacional de Migración que publica el Decreto Ejecutivo No. 197 de 7 de mayo de 2021, base legal de la subcategoría de países amigos y del permiso provisional de dos años. (accessed 2026-08-25)
- gala.com.pa — Galindo, Arias & López: el Servicio Nacional de Migración otorga un permiso de residencia provisional con vigencia de dos años a quienes solicitan la subcategoría de países amigos para ejercer actividades económicas o profesionales. (accessed 2026-08-25)
- www.presidencia.gob.pa — Comunicado oficial de la Presidencia: el decreto modifica el programa de países amigos, que pasa a otorgar primero un permiso provisional de dos años antes de la residencia permanente, con inversión inmobiliaria mínima de US$200,000. (accessed 2026-08-25)
- kraemerlaw.com — Kraemer & Kraemer: la vía inmobiliaria exige una propiedad titulada con valor registrado de al menos US$200,000 (que puede financiarse), y existen las vías de depósito a plazo fijo y de empleo; la lista incluye más de 50 países. (accessed 2026-08-25)
- vlex.com.pa — Texto del Decreto Ejecutivo No. 197 de 7 de mayo de 2021, que modifica y adiciona artículos al Decreto Ejecutivo No. 416 de 13 de junio de 2012 sobre la subcategoría de residente permanente para nacionales de países amigos. (accessed 2026-08-25)
Related guides: Panama Qualified Investor Visa via real estate (2026) · Panama mortgage for foreigners, Panavanti's 2026 guide · Panama property tax in 2026, rates and exemptions · guia reubicacion panama
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