Golden Visa Panamá 2026: the Qualified Investor rules after Decree 17
From 16 September 2026, USD 300,000 applies only to a new property bought on its first sale; resales need USD 500,000. What changed and what it means for buyers.
In this article
Panama's "Golden Visa", officially the Qualified Investor visa, gives permanent residency in exchange for a qualifying investment. On 16 September 2026 new rules took effect: USD 300,000 still applies to a new, previously unoccupied property bought on its first sale, but a resale property now requires USD 500,000. Here is what changed and what it means if you are looking at a home in Panama's interior.
What changed in September 2026
Executive Decree No. 17 of 8 September 2026, published in the Official Gazette on 16 September 2026, updated the Qualified Investor programme. According to Panamanian legal and property advisers who have reviewed the decree:
- New property, first sale: a minimum of USD 300,000 in a new, previously unoccupied home bought directly from the developer (or its authorised successor).
- Resale property: a minimum of USD 500,000 for a home that has been sold or occupied before.
- Pre-construction: a promise to purchase of at least USD 300,000 can qualify for up to three years before title is registered. If the developer doesn't deliver, the investor has a period to reinvest in another qualifying property.
- Other routes: USD 500,000 in securities, or a time deposit of USD 750,000 with a private bank or USD 500,000 with Banco Nacional or Caja de Ahorros.
- Holding period: the investment must be kept for at least five years.
- Processing: the Ministry of Commerce has up to 15 business days to certify the investment and the National Migration Service up to 30 business days to decide on the application.
- Transition: applications already filed keep the old requirements, and investments made before the decree can still be used if the application is filed within six months of 16 September 2026.
What it means for buyers of our homes
Our current residences range from USD 349,000 (CBV10 at Coco Beach) to USD 599,000 (Yuma 26 at Yuma Mountain Community). Whether a particular home counts as a first sale under the new rules, and therefore whether USD 300,000 or USD 500,000 applies, depends on its history and on how the sale is structured. That is a question for your immigration lawyer, and we will give them the documents they need for each home.
Two practical points. First, the visa is a residency decision as much as a property decision, so choose a home you would want to own for at least the five-year holding period. Second, the thresholds have changed before, so check the current decree before you commit.
Next steps
- Talk to a Panamanian immigration lawyer about your eligibility and the documents you need.
- Read how buying a home works and our property tax guide.
- Browse the residences or ask us about a specific home.
Sources: Executive Decree No. 17 of 8 September 2026 (Gaceta Oficial, 16 September 2026), as summarised by PMA Lawyers and Punta Pacifica Realty. Checked September 2026. This is general information, not legal or immigration advice.
General information, not legal, tax, immigration or financial advice. Rules change; check current requirements with a qualified professional.
