Panama raises investor visa property threshold to $500,000 for resale homes

Panama has raised the real-estate threshold for its Qualified Investor permanent-residence route to US$500,000 for secondary-market property, while keeping a US$300,000 minimum for the first sale of a new, unoccupied property bought from a developer. Executive Decree No. 17, dated 8 September 2026 and published in Official Gazette No. 30613 on 16 September, took effect on publication.

The change matters most to internationally mobile buyers considering Panama for investment-linked permanent residence. It is not a blanket increase to every property route: the new decree deliberately separates qualifying first-sale property from resale property.

What changed on 16 September 2026?

Article 4 of the decree creates two real-estate thresholds. A qualifying first-sale property remains at a minimum investment of US$300,000. A qualifying secondary-market property now requires at least US$500,000.

The decree defines a first sale as the initial acquisition of a new and unoccupied property transferred by the promoter, developer or its successor. It defines secondary-market property as property that has previously been commercialised, occupied, rented or transferred to an unrelated third party.

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Which new properties can still qualify at US$300,000?

The lower threshold is not simply a label for any recently built home. The property must meet the decree’s first-sale definition. The authorities can use Public Registry certification and, where relevant, construction or occupancy permits, tax records and other documents to verify that the property is new.

Certain transactions do not automatically destroy first-sale status. The decree specifically lists subdivision, declarations of improvements, contributions to a trust, mergers and corporate reorganisations that do not involve marketing the property to an unrelated third party.

How is the qualifying property value calculated?

Article 5 tightens the valuation test. The amount that counts is the lower of the price actually paid and the reasonably substantiated commercial value, minus the outstanding balance of any real lien affecting the property. In other words, a high headline purchase price does not by itself establish the qualifying investment value.

Financing is possible above the relevant minimum. If the acquisition value exceeds the minimum threshold, the excess can be financed provided the financing is documented and traceable and no lien reduces the net qualifying value below US$300,000 for an eligible first-sale property or US$500,000 for a resale property.

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What happens to existing purchases and contracts?

Article 19 contains important transitional protection. Applications filed before the new decree took effect continue under the requirements, conditions and investment amounts that applied when they were submitted.

The decree also says investments and binding contracts perfected before it took effect may use the previous regime if the corresponding application is filed within six months from the decree’s entry into force. Because the decree became effective on promulgation, buyers relying on this provision should have their specific contract date and filing deadline checked professionally rather than assuming they are grandfathered.

How long must the investment be maintained?

The Qualified Investor framework requires the investment to be maintained for at least five years. The decree provides for annual verification. If a qualifying investment ends or is replaced, there is a limited reinvestment mechanism, so investors should treat ongoing compliance as part of the residence strategy rather than only checking the purchase price at the start.

What should a buyer verify before signing?

• Whether the property legally qualifies as a first sale or secondary-market property under Decree No. 17.

• Whether the net qualifying value remains above the correct threshold after liens are deducted.

• Whether the source and transfer of the investment funds satisfy the programme’s traceability rules.

• If relying on transitional treatment, whether the investment or binding contract was perfected before 16 September 2026 and whether the application will be filed within the permitted six-month window.

What this means for internationally mobile investors

The practical effect is a much larger capital gap between new developer inventory and resale property for buyers using real estate to qualify for permanent residence. A buyer who is flexible about property type may still be able to qualify at US$300,000, while someone targeting an established resale home generally needs at least US$500,000 of qualifying net property value.

That makes the legal status of the property, its valuation and any financing structure unusually important before a purchase is committed. Immigration eligibility should be checked alongside the property due diligence, not after completion.

Last verified: 19 September 2026. Primary source: Panama Official Gazette No. 30613, Executive Decree No. 17. This article is general information and not individual immigration, legal or investment advice.

Featured image: Sol Cerrud / Unsplash. Paitilla, Panama City.