Panama's Qualified Investor Visa through the real-estate route (2026 guide)
Updated: 2026-09-18
This guide is for the foreign buyer who wants Panama's Qualified Investor Visa through an apartment or a commercial unit. The program grants immediate permanent residency for an approved investment in the country, and real estate is its most used route.
We updated it on September 18, 2026, two days after Executive Decree 17 of 2026 took effect, replacing Decree 722 of 2020 and its amendments (including Decree 193 of 2024). You'll find the amount for each route and what the government charges to file. Because this decree is so recent, confirm it with your own attorney before you commit capital; this is general information and does not replace advice from a licensed attorney in Panama.
Since Executive Decree 17 of 2026 took effect on September 16, 2026, Panama's Qualified Investor Visa real-estate route takes US$300,000 for a new property or US$500,000 for a resale.
Five takeaways
- The real-estate route no longer has one flat threshold: it takes US$300,000 for a new property bought from a developer, or US$500,000 for a resale.
- The change comes from Executive Decree 17 of 2026, in effect since September 16, 2026, which replaced Decree 722 of 2020 and Decree 193 of 2024.
- The program grants permanent residency with no provisional stage first, and the file is usually resolved in about 30 business days.
- You have to hold the investment for at least five years to keep the permanent residency.
- There are three routes. Real estate takes US$300,000 or US$500,000 depending on the property, listed securities US$500,000 and a fixed-term deposit US$750,000.
What is the Qualified Investor Visa?
The Qualified Investor Visa is a permanent-residency category on economic grounds, created by Executive Decree 722 of October 15, 2020. Unlike other immigration categories, there is no provisional permit in between. An applicant who documents the investment and the lawful source of funds can move straight to permanent residency.
Executive Decree 17 of September 8, 2026, in effect since September 16, replaced Decree 722 and its amendments, including Decree 193 of 2024. The main change for the real-estate route is that the amount is no longer a single figure: it depends on whether you buy a new property or a resale. Law 492 of 2025 is still in force, and with it the special Panamanian passport the Passport Authority issues to beneficiaries; that passport makes travel easier, but it does not confer Panamanian nationality.
Don't confuse it with the Friendly Nations Visa or the Pensionado Visa. The Qualified Investor Visa is for someone placing capital in Panama who wants permanent residency in one step. For the wider picture for foreigners, read our foreign investors guide for Panama as well.
The three investment routes
The program accepts three investment routes, each with its own minimum. The figures are those in effect under Decree 17 of 2026 (September 16, 2026).
| Route | Minimum amount | Minimum term | Notes |
|---|---|---|---|
| Real estate, new property | US$300,000 | 5 years | Bought directly from a developer, never previously occupied or transferred |
| Real estate, resale | US$500,000 | 5 years | Property already sold, occupied or transferred to an unrelated third party |
| Listed securities | US$500,000 | 5 years | Through a brokerage regulated by the Superintendence of the Securities Market |
| Fixed-term deposit | US$750,000 | 5 years | In an authorized Panamanian bank, free of liens |
Figures from Executive Decree 17 of 2026, in effect since September 16, 2026. This is a very recent decree: verify the amount with your attorney and an official source before you commit capital.
The real-estate route: new property versus resale
With US$300,000 in a new property, bought directly from a developer and never occupied or transferred before, you can apply for residency through this route. If instead you buy a resale, a property already sold or occupied before, the minimum rises to US$500,000. Either way, the property has to be lien-free and paid with funds from abroad.
This change comes from Executive Decree 17 of September 8, 2026, which replaced the earlier scheme, a single US$300,000 amount set to rise to US$500,000 on a fixed date. Because this decree was only days old at the time of this update, confirm with your attorney whether your specific purchase counts as "new" or "resale" before you commit capital; some Panamanian firms have not yet published their own reading of the decree.
In practice, many applicants buy in Panama City areas with steady rental demand, such as Costa del Este (/zonas/costa-del-este) or Punta Pacifica (/zonas/punta-pacifica). At Panavanti we see that the inventory of apartments and commercial units there, both pre-sale and resale, lets you reach whichever threshold applies with a single asset or with several lien-free units.
The program in figures (since Decree 17 of 2026)
Figures in effect since September 16, 2026. Verify amounts and terms with an official source before you file.
| Minimum real-estate investment, new property | US$300,000 |
|---|---|
| Minimum real-estate investment, resale | US$500,000 |
| Listed securities route | US$500,000 |
| Fixed-term deposit route | US$750,000 |
| Minimum holding period | 5 years |
| Estimated processing time | ~30 business days |
What it takes and what it costs
Immigration asks you to prove the investment and the lawful source of the funds, on top of the standard immigration requirements. The usual documents are a valid passport, a police clearance certificate from your home country, a health certificate, and proof of financial capacity and of where the funds came from.
The government charges fees on top of the investment. According to the sources we consulted, the main applicant pays US$5,000 to the National Treasury and leaves US$5,000 as a repatriation deposit with the National Immigration Service. Each dependent adds US$1,000 to the Treasury and another US$1,000 deposit. Attorney and notary fees are agreed separately and are not government charges.
There is no annual minimum stay. What the sources do describe is that you can't be out of the country for more than two consecutive years. After five years of permanent residency you may become eligible to start naturalization, a separate process that is not automatic. If you're moving with family, read our guide to relocating to Panama as well.
Advantages and drawbacks
- ✓ Permanent residency comes right away, with no provisional stage.
- ✓ The file usually takes about 30 business days.
- ✓ There's no annual minimum-stay requirement in the country.
- ✓ While you hold the investment, the property can earn you rent or appreciate.
- ✗ Your capital stays locked in for at least five years.
- ✗ Buy a resale instead of a new property and the threshold rises from US$300,000 to US$500,000.
- ✗ The funds have to come from abroad and you must prove their lawful origin.
- ✗ If you later want nationality, that's a separate process and it's not automatic.
What to check before you sign
Check the property title at the Public Registry and confirm it is free of liens before you commit capital. An independent appraisal and a review of the parcel confirm that the declared value supports the threshold the program requires, and that the property genuinely qualifies as new or as a resale under the current decree.
Also look at whether the asset is ready for delivery or pre-construction, because the deed date sets when the investment counts as formalized for Immigration. A licensed attorney in Panama and a broker who works the local inventory every day, as we do at Panavanti, reduce the risk that a registry problem delays your application.
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
- icazalaw.com — Executive Decree 17 of September 8, 2026 (Gaceta Oficial Digital 30613), in force since September 16, 2026, replaces Decree 722 of 2020 and its amendments, and splits the real-estate minimum: US$300,000 for a new property bought from a developer, US$500,000 for a resale. (accessed 2026-09-18)
- kraemerlaw.com — Las tres rutas de inversión y sus montos: bienes raíces, valores US$500,000 y depósito a plazo fijo US$750,000, con tenencia mínima de cinco años. (accessed 2026-07-21)
- kraemerlaw.com — El Decreto Ejecutivo 193 de 15 de octubre de 2024, marco previo al Decreto 17 de 2026, con el calendario del umbral inmobiliario que este último ya sustituyó. (accessed 2026-07-21)
- morimor.com — Actualizaciones y cambios principales del programa de inversionista calificado según Morgan & Morgan, incluyendo montos y rutas de inversión. (accessed 2026-07-21)
- www.globalcitizensolutions.com — Descripción general del programa y de la residencia permanente inmediata que otorga, previa al Decreto 17 de 2026. (accessed 2026-07-21)
- www.propanama.gob.pa — Página oficial del gobierno de Panamá (PROPANAMA) que describe la categoría de residente permanente en calidad de inversionista calificado. (accessed 2026-07-21)
Related guides: inversionistas extranjeros panama · inversion panama 2025 · guia reubicacion panama
Frequently asked questions
Want to see what is for sale?
If you are weighing an investment, look at the active listings in Panama, read how the buying process works, or message us on WhatsApp.