$300K
New or pre-construction property
$500K
Resale property
30 days
Business days for a complete file
5 years
Minimum investment holding period
Investing for Residency
In short: Panama residency through investment now uses Qualified Investor thresholds under Executive Decree 17 of 2026: US$300,000 for new or pre-construction property and US$500,000 for resale. State-bank fixed deposits require US$500,000, private banks US$750,000, and investments must be held five years. A complete file takes about 30 business days.
Panama remains one of the most investor-friendly countries in Latin America for residency. In September 2026, however, the rules changed. Executive Decree No. 17 of 8 September 2026, published in the Official Gazette on 16 September 2026, replaced the previous Qualified Investor framework (Executive Decree 722 of 2020 and its amendments).
The new rules set separate thresholds for new and resale property, add stronger protection for pre-construction buyers, introduce a lower deposit option at state banks, and tighten how investments are valued and maintained. This page explains each route, what it costs, and which buyer it suits.
This is general information, not legal advice. Confirm current requirements with a licensed Panamanian immigration attorney before committing funds.
What Changed in September 2026
The four changes that matter most for property buyers.
New vs Resale Property
The US$300,000 minimum now applies only to a first sale: a new, unoccupied unit transferred by the developer. Property that has been sold, occupied, leased or transferred to an unrelated party needs US$500,000.
Pre-Construction Is Better Protected
Off-plan purchases still qualify at US$300,000, but the money must sit in a licensed trust or be backed by an irrevocable bank instrument, such as a standby letter of credit, bank guarantee or performance bond, renewed yearly until title is registered.
A Cheaper State-Bank Deposit
A fixed-term deposit at a private bank still requires US$750,000. Placed directly with Banco Nacional de Panamá or Caja de Ahorros, the minimum is now US$500,000.
Stricter Valuation and Upkeep
The qualifying value is the lower of the price paid and the supported market value, minus any liens. Investments must be held five years and confirmed with MICI every year.
Already in Progress?
Two groups have a limited window to use the old rules or switch categories.
Bought or Signed Before 16 September 2026?
If you completed a purchase or signed a binding contract before the decree took effect, you may still qualify under the previous single US$300,000 rule, but only if your application is filed within six months of the decree’s entry into force, around mid-March 2027.
This matters most for resale buyers between US$300,000 and US$500,000. Speak with your immigration attorney now.
Economic Solvency Residents
Current holders of, or applicants for, Own Economic Solvency residency have 12 months to request a change to the Qualified Investor category, provided they meet the new minimums.
Investments made before 15 October 2020 do not count toward the new category.
Qualified Investor Visa: Your Options
Permanent residency from the start, with no provisional period. It is the fastest route to permanent status in Panama.
New Property: US$300,000
A first sale of a new, unoccupied unit from the developer or promoter. The Public Registry certificate and, where relevant, construction or occupancy permits serve as proof.
Resale Property: US$500,000
Any property previously sold, occupied, leased or transferred to an unrelated third party. Authorities may disregard deals structured to avoid the higher threshold.
Pre-Construction: US$300,000
Through a promise to purchase, with funds in a licensed trust or backed by a full-value bank guarantee. If the developer defaults, you have 180 business days to replace the investment. Residency based only on promise agreements is capped at three years.
Fixed-Term Deposit: US$750,000 or US$500,000
US$750,000 at a private bank, or US$500,000 placed directly with Banco Nacional de Panamá or Caja de Ahorros. Held in your name, free of liens, for five years, and funded by international transfer.
Securities: US$500,000
Bought through a brokerage licensed by Panama’s Superintendency of the Securities Market and held for five years. Eligible holdings include government bonds, registered corporate securities, REITs and qualifying funds.
Can I Finance Part of It?
Yes, for property. You can finance the amount above the minimum, as long as your net equity never falls below the threshold. MICI can require an independent appraisal if the declared value is in doubt.
How the Process Works
01
Choose Your Route and Property
Decide between new, pre-construction or resale, or a deposit or securities. With property, we confirm first-sale status or developer guarantees before you sign.
02
Purchase and Due Diligence
Your own attorney checks title, liens and permits. Funds arrive by international transfer, which also documents the source of funds.
03
MICI Investment Certificate
Your attorney files with the Ministry of Commerce and Industries, which issues the Investment Certificate within 15 business days. It is valid for three months.
04
Immigration Application
The National Immigration Service decides a complete file within 30 business days. You can apply through your attorney before arriving, but biometrics are taken in Panama.
05
Fees
Government fees are US$5,000 plus a US$5,000 repatriation deposit for the main applicant, and US$1,000 plus US$1,000 for each dependent. Attorney fees are separate.
06
Keep It for Five Years
Confirm the investment with MICI every year. If you sell early, notify MICI within 30 days and reinvest within 90 days, or the residency is cancelled.
Which Route Fits You?
The same US$400,000 can qualify you for permanent residency or leave you short, depending on whether the property is new or resale. Start with what you want to own.
You Want New or Pre-Construction
Qualified Investor from US$300,000 gives permanent residency immediately. Under the new rules, this is the most efficient real estate route.
You Want an Established Resale Home
Qualified Investor needs US$500,000. If your country is on the Friendly Nations list, a home of US$200,000 or more, new or resale, can qualify you for that route instead.
You Prefer Not to Own Property
A US$500,000 deposit at Banco Nacional or Caja de Ahorros, US$750,000 at a private bank, or US$500,000 in securities. Retiring on a pension? The Pensionado visa needs no investment.
Other Routes to Residency
Friendly Nations Visa
For citizens of about 50 countries, including Canada, the United States, the United Kingdom and most of the EU, with Ecuador added from 1 September 2026. Qualify with US$200,000 in real estate, a US$200,000 fixed-term deposit, or a Panamanian job offer. Two years of temporary residency come first, then permanent.
Pensionado (Retiree) Visa
Not an investment visa, but often the most affordable path. Permanent residency with a guaranteed lifetime pension of US$1,000 a month, or US$750 with a Panamanian property of at least US$100,000, plus Panama’s retiree discounts.
Full details: Pensionado Visa guide.
Reforestation Investor Visa
Residency for investing in an approved reforestation project registered with the Ministry of Environment, often teak. It is widely reported at around US$100,000 for temporary and US$350,000 for permanent residency. These are long-term, illiquid investments, so verify the project and current terms with your attorney.
Documents and Due Diligence
What your attorney will usually ask for, and what we check before you commit funds.
Documents Commonly Required
Valid passport and certified copies
Apostilled police clearance certificates
Apostilled birth and marriage certificates for dependents
Proof of investment: title deed, promise to purchase and bank guarantee, deposit certificate or brokerage statements
Proof of source of funds and international transfer records
Health certificate
Official Spanish translations where required
Before You Commit Funds
Confirm first-sale status in the Public Registry for a US$300,000 purchase
For pre-construction, see the trust or bank guarantee before paying
Check that the registered value supports the threshold, net of any mortgage
Make sure your attorney and our team agree the property fits your route
Plan for the five-year hold and the annual MICI confirmation
See also Title & Due Diligence and Buying & Closing Costs.
FEATURED LISTINGS
Top-quality Panama real estate.
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How Panama Properties Helps
The new rules make the choice of property more important than ever. As a licensed buyer’s brokerage, we find properties that fit the residency route you are targeting, verify first-sale status and developer guarantees on pre-construction projects, and work with independent Panamanian immigration attorneys so your purchase and your application line up from the start.
Buyers pay no agent commission. We represent you, not the developer.
Frequently Asked Questions
General information only. Confirm current requirements with a licensed Panamanian immigration attorney.
How much do I need to invest for the Qualified Investor visa?
Under Executive Decree 17 of 2026: US$300,000 for new or pre-construction property, US$500,000 for resale property, US$750,000 in a fixed-term deposit at a private bank or US$500,000 at Banco Nacional de Panamá or Caja de Ahorros, or US$500,000 in securities.
What counts as a resale property?
Any property previously sold, occupied, leased or transferred to an unrelated third party. Only a first sale of a new, unoccupied unit from the developer qualifies at US$300,000.
Can I get residency by buying a resale home?
Yes. Resale property needs US$500,000 under the Qualified Investor route. If your country is on the Friendly Nations list, a property of at least US$200,000, new or resale, can qualify you for that route instead.
Does pre-construction still qualify at US$300,000?
Yes, through a promise to purchase, with your funds in a licensed trust or backed by a full-value irrevocable bank instrument renewed yearly until title is registered. Residency based only on promise agreements is capped at three years.
Can I use a mortgage?
Yes. You can finance the amount above the minimum, as long as your net equity in the property never falls below the threshold. See our Mortgages & Loans guide.
How long does the process take?
MICI issues the Investment Certificate within 15 business days, and the National Immigration Service decides a complete application within 30 business days. Gathering apostilled documents usually takes longer than the government steps.
What are the government fees?
US$5,000 plus a US$5,000 repatriation deposit for the main applicant, and US$1,000 plus US$1,000 for each dependent. Attorney fees are separate.
What if I bought before 16 September 2026?
If you completed a purchase or signed a binding contract before the decree took effect, you may still qualify under the previous US$300,000 rule, but only if you file within six months of the decree’s entry into force.
What happens if I sell during the five years?
You must notify MICI within 30 days and reinvest within 90 days, or your residency is cancelled.
Can my family be included?
Yes. Spouses and dependent children can be included, and a spouse married or a child born or adopted after approval can be added later.
Can a Qualified Investor become a Panamanian citizen?
The decree allows Qualified Investors and their dependents to apply for naturalization after five consecutive years of residency. It does not define how much time you must spend in Panama, so if citizenship matters to you, plan to live here and take advice early.
Does the Pensionado visa require an investment?
No. It grants permanent residency with a guaranteed lifetime pension of US$1,000 a month, or US$750 a month combined with a Panamanian property purchase of at least US$100,000.
Ready to Plan Your Residency Purchase?
Tell us which route you are aiming for and your budget, and we will show you properties that actually qualify, whether that means a new-build at US$300,000 or a resale home that clears US$500,000. We coordinate with your immigration attorney so the purchase and the application line up.
Message us on WhatsApp at +507 6169-2453. Buyers pay no agent commission.
Panama Properties
Unit 1 Plaza Pedasí (Super Pedasí Plaza)
Avenida Dr. Belisario Porras
Pedasí, Los Santos 7401, Panama
WhatsApp: +507 6169-2453
Email: ken@panama-properties.com