Panama Qualified Investor Visa: the US$300,000 real-estate route (2026 guide)
Updated: 2026-07-21
Panama's Qualified Investor Visa is the immigration route that grants immediate permanent residency to foreigners who make an approved investment in the country, and its most popular option is real estate, with a minimum threshold of US$300,000 in effect until October 15, 2026.
This guide, updated for the third quarter of 2026, explains the current legal framework (Executive Decree 722 of 2020, amended by Decree 193 of 2024 and reinforced by Law 492 of 2025), the exact amounts for each route, the official government fees and the step-by-step process. It is general information and does not replace advice from a licensed attorney in Panama.
As of July 21, 2026, Panama's Qualified Investor Visa grants permanent residency with a real-estate investment from US$300,000, a threshold in effect until October 15, 2026.
Key takeaways
- The real-estate route requires a minimum investment of US$300,000 in lien-free property, funded from abroad.
- The US$300,000 threshold is in effect until October 15, 2026; after that date it rises permanently to US$500,000.
- The program grants immediate permanent residency, with no prior provisional stage, and is typically resolved in about 30 business days.
- The investment must be held for a minimum of five years to keep the permanent residency.
- There are three investment routes: real estate (US$300,000), 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, it lets an applicant move straight to permanent residency without a provisional permit, provided the investment and the lawful source of funds are documented.
The program was updated by Executive Decree 193 of October 15, 2024 and reinforced by Law 492 of 2025. Among the most discussed changes, Law 492 lets beneficiaries apply for a special Panamanian passport issued by the Passport Authority, which supports international mobility but does not confer Panamanian nationality.
It is worth distinguishing this option from routes such as the Friendly Nations Visa or the Pensionado Visa: the Qualified Investor Visa is designed for someone placing significant capital in Panama who wants immediate permanent residency. For a wider view of the environment for foreigners, see our foreign investors guide for Panama.
The three investment routes
Panama offers three investment routes for the qualified investor program, each with its own minimum amount (figures in effect as of the third quarter of 2026).
| Route | Minimum amount | Minimum term | Notes |
|---|---|---|---|
| Real estate | US$300,000 (rises to US$500,000 on Oct 15, 2026) | 5 years | Lien-free property; funds from abroad |
| 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 |
The US$300,000 real-estate amount applies to applications filed until October 15, 2026; verify the figures with official sources before committing capital.
The US$300,000 real-estate route and the October 15, 2026 deadline
The real-estate route lets an applicant request residency with a minimum investment of US$300,000 in property located in Panama, provided it is free of liens and funded from abroad. It is the most popular option because the asset can produce rental income or appreciate while the holding period runs.
The US$300,000 threshold is a temporary reduction: according to the sources consulted, it applies until October 15, 2026 and then rises permanently to US$500,000. For pre-construction projects, some sources describe structuring the investment through a purchase-promise agreement or a trust while the deed is formalized, though the specifics should be confirmed case by case with the handling attorney.
In practice, many applicants concentrate the investment in Panama City areas with steady rental demand, such as Costa del Este (/zonas/costa-del-este) or Punta Pacifica (/zonas/punta-pacifica), where the inventory of apartments and commercial units makes it easier to reach the threshold with a single asset or a combination of lien-free units.
Program figures at a glance (Q3 2026)
Figures in effect as of the third quarter of 2026; amounts and terms should be verified with official sources before filing.
| Minimum real-estate investment | US$300,000 (until Oct 15, 2026) |
|---|---|
| Real-estate threshold after Oct 15, 2026 | US$500,000 |
| Listed securities route | US$500,000 (Q3 2026) |
| Fixed-term deposit route | US$750,000 (Q3 2026) |
| Minimum holding period | 5 years |
| Estimated processing time | ~30 business days (Q3 2026) |
Requirements, costs and process
The process requires proving the investment, the lawful source of funds and meeting the standard immigration requirements. Typical documents include a valid passport, a police clearance certificate from the home country, a health certificate, and evidence of financial capacity and the origin of the funds.
Beyond the investment itself, there are official government charges. According to the sources consulted, the main applicant pays US$5,000 to the National Treasury and US$5,000 as a repatriation deposit to the National Immigration Service; each dependent adds US$1,000 to the Treasury and a US$1,000 deposit. Legal and notary fees are agreed separately with the attorney and are not part of these state charges.
The program does not impose an annual minimum-stay requirement: the practical condition is not to be absent from the country for more than two consecutive years. After five years of permanent residency, an applicant may become eligible to start a naturalization process, which is separate and not automatic. If you plan to move with family, pair this with our guide to relocating to Panama.
Advantages and considerations
- ✓ Immediate permanent residency, with no prior provisional stage.
- ✓ Relatively fast processing, around 30 business days as of Q3 2026.
- ✓ No annual minimum-stay requirement in the country.
- ✓ The property can generate rental income or appreciate while the investment is held.
- ✗ The capital must stay locked in for at least five years.
- ✗ The real-estate threshold rises to US$500,000 after October 15, 2026.
- ✗ It requires funds from abroad and proof of their lawful origin.
- ✗ Any later naturalization depends on a separate process and is not automatic.
Due diligence before you invest
Before committing capital, it is wise to verify the property title, its standing at the Public Registry and that it is free of liens. An independent appraisal and a review of the parcel help confirm that the declared value supports the minimum threshold the program requires.
It is also prudent to assess whether the asset is ready for immediate delivery or pre-construction, since the deed timeline affects when the investment is formalized for immigration purposes. Working with a licensed attorney in Panama and a broker who knows the local inventory reduces the risk that a registry issue delays the 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
- gala.com.pa — Marco legal (Decreto 722 de 2020, Decreto 193 de 2024, Ley 492 de 2025), monto inmobiliario mínimo de US$300,000 y pasaporte especial que no otorga nacionalidad. (accessed 2026-07-21)
- 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 y el calendario del umbral inmobiliario ($300,000 vigente y aumento posterior a $500,000). (accessed 2026-07-21)
- morimor.com — Actualizaciones y cambios clave del programa de inversionista calificado según Morgan & Morgan, incluyendo montos y rutas de inversión. (accessed 2026-07-21)
- www.globalcitizensolutions.com — El umbral inmobiliario de US$300,000 vence el 15 de octubre de 2026 y sube de forma permanente a US$500,000; residencia permanente inmediata. (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
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