Steps to Buy a Home in Colombia: Complete Guide

A step-by-step guide to buying a home in Colombia, from the purchase agreement to registering the deed, with costs and timelines updated for 2026.

Equipo Rooted HouseSeptember 28, 2026 6 min read

Steps to Buy a Home in Colombia: Complete Guide

Buying a house or apartment in Colombia involves legal paperwork, bank procedures, and financial decisions that aren't part of everyday life. If it's your first time, it's normal to feel lost among terms like "promesa de compraventa" (purchase agreement), "estudio de títulos" (title search), or "escritura pública" (public deed). This guide walks through, step by step, the full process of buying a home in Colombia, from the first property search to the day you get the keys.

Step 1: define your budget and how you'll pay

Before visiting your first property, work out what you can really afford. That includes the down payment (typically between 10% and 30% of the price, depending on whether you'll use a mortgage), notary and registration costs (covered below), and a cushion for moving expenses or repairs.

If you'll need financing, it's a good moment to check your credit history and simulate the monthly payment with different banks or with the Fondo Nacional del Ahorro (FNA), a government housing fund, before committing to a specific property.

Step 2: search for the property and check its legal status

Once you find a property you like, don't rely only on photos or a walkthrough. Ask for the "certificado de tradición y libertad" (certificate of title), issued by the Public Instruments Registry Office, which shows who the real owner is, whether the property has any mortgages, liens ("embargos"), or restrictions, and its ownership history. It's also worth doing (or hiring a lawyer to do) a title search ("estudio de títulos") to confirm the chain of previous owners is valid and there are no pending legal disputes over the property.

Also check the HOA good-standing certificate ("paz y salvo de administración", if it's an apartment or house in a gated community) and the property tax ("impuesto predial") status, so you don't end up inheriting someone else's debt.

Step 3: sign the "promesa de compraventa" (purchase agreement)

The "promesa de compraventa" is a contract in which you and the seller commit to signing the final public deed on a future date, under agreed conditions. It should include, at minimum:

The total price and payment structure (down payment, installment schedule, and the amount to be covered by a mortgage, if any).
The deadline for signing the public deed.
What happens if either party fails to follow through (penalty clause), and under what conditions either side can back out.
A full description of the property, matching the certificate of title.

This document carries real legal weight: read it carefully, or have a lawyer review it before signing, especially if you're handing over money as a down payment.

Step 4: arrange your mortgage or "leasing habitacional"

If you're not paying in cash, this is when you formalize financing. The most common options in Colombia are a traditional mortgage ("crédito hipotecario", through a bank or the FNA) and "leasing habitacional" (a lease-to-own structure where the financial institution legally owns the property until you finish paying). The bank will run a credit assessment based on your income and credit history, plus an appraisal ("avalúo") of the property to confirm the agreed price matches its real value.

You can also use your severance savings fund ("cesantías", a mandatory Colombian employee benefit) toward the down payment or to pay down the loan, within legal limits. Mortgage interest rates change frequently: in mid-2026, Colombia's Financial Superintendence (Superintendencia Financiera) reported housing loan rates ranging roughly from 11.8% to 17.7% effective annual rate, depending on the bank and the buyer's profile — so it's worth comparing several lenders before deciding.

Step 5: sign the public deed ("escritura pública")

Once the property is legally clear and the funds (your own or from the loan) are ready, you sign the public deed before a notary. This document formally transfers ownership and typically requires:

Original ID.
The signed purchase agreement.
HOA and property tax good-standing certificates.
Payment of the corresponding notary fees.

Step 6: register the deed

Signing the deed at the notary doesn't yet make you the legal owner: it still needs to be registered at the Public Instruments Registry Office for the city where the property is located. Once registered, the certificate of title is updated with your name as the new owner. This registration is what actually completes the purchase legally.

Step 7: take possession of the property

With the deed registered and agreed payments up to date, the physical handover happens. It's good practice to sign a handover document with an inventory of finishes, keys, and any items included in the sale (like appliances or built-in closets), to avoid disputes later.

How much does it cost to buy a home in Colombia

Beyond the property price and down payment, there are notary and registration costs usually paid by the buyer. According to specialized notary-fee portals, updated with the Superintendencia de Notariado y Registro's fee schedule in effect since February 2026, notary fees ("derechos notariales") total around 0.54% of the property value (split between buyer and seller, 0.27% each), plus a registration tax that in most cases is paid by the buyer. Altogether, closing costs for the buyer usually fall between 1.5% and 2.5% of the home's value, though the exact percentage depends on the department (Colombia's regional administrative divisions) and whether the property qualifies as VIS or VIP (government-subsidized affordable housing categories), which in some cases get discounts on notary fees.

Because these figures change every year, confirm the current rate with the notary and the registry office before budgeting your purchase.

Note: this information is for guidance only. For your specific situation, especially on tax or credit matters, it's best to consult a lawyer or financial advisor.

How long does the process take

Timing varies case by case, but as a reference: the purchase agreement usually sets a 30-to-90-day window to reach the deed signing, time used to complete the title search, process the mortgage, and get the appraisal done. Registering the deed, once signed, can take anywhere from a few days to several weeks depending on the registry office. If you're buying new construction or a pre-sale property, the timeline also depends on the delivery date set by the developer.

Frequently asked questions

How much money do I need for the down payment?

It depends on the property and the loan, but banks typically finance up to 70% or 80% of the value, which means a down payment of 20% to 30%. Some affordable-housing loan programs allow different percentages.

Who pays the notary fees, the buyer or the seller?

Notary fees are normally split between both parties, while the registration tax and filing costs are usually covered by the buyer. It's worth spelling this out in writing in the purchase agreement to avoid misunderstandings.

Can I back out after signing the purchase agreement?

Yes, but it usually comes at a cost: the agreement typically includes a penalty clause specifying what percentage is forfeited or owed if either party withdraws. That's why it's so important to read it carefully before signing.

Do I need a lawyer to buy a home?

It's not mandatory, but if the property isn't being sold through an established real estate agency or developer, a lawyer can review the title search and purchase agreement, reducing the risk of buying a property with legal problems.

What's the difference between a mortgage and "leasing habitacional"?

With a mortgage, the property is pledged as collateral but it's legally yours from the moment of the deed. With "leasing habitacional", the financial institution legally owns the property while you pay rent-like installments, and ownership only transfers at the end of the contract, when you exercise the purchase option.

Ready to start looking?

Buying a home in Colombia has many steps, but each one exists to protect you: checking the certificate of title, reading the purchase agreement carefully, and registering the deed are what separate a safe purchase from a legal headache. If you're looking for your next home, browse our available properties or filter directly by what's for sale. If you have questions about any step of the process, get in touch with Rooted House and we'll help you sort them out.

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