Quick Answer
Panama's Qualified Investor visa real estate route changed in September 2026. Under Executive Decree 17 of September 8, 2026 (published in Panama's Official Gazette on September 16, 2026), the minimum property investment is now tiered: at least $300,000 for a new, previously unoccupied property bought directly from the developer or promoter on its first sale, or at least $500,000 for a resale (secondary-market) property. Approval leads to permanent residency in Panama.
Key Takeaways
- $300,000 now applies only to first-sale new properties purchased directly from the developer or its successor; $500,000 applies to resale (secondary-market) properties.
- The property must be free of liens, bought with funds from abroad, and registered in the Public Registry in the applicant's own name.
- The investment must normally be maintained for at least five years.
- Alternative routes under the same program: $500,000 in Panamanian securities, or a fixed-term bank deposit of $750,000 at a private bank ($500,000 if placed with a state bank such as Banco Nacional de Panamá or Caja de Ahorros).
What Changed in September 2026
The Qualified Investor program was created under Executive Decree 722 of October 15, 2020 and amended several times, including by Executive Decree 193 of October 15, 2024. Through 2025 and most of 2026 the real estate route sat at a single $300,000 minimum, and a widely repeated claim held that the level would revert to $500,000 after October 15, 2026. That claim never matched the decree text, and it is now moot: on September 8, 2026 the government issued Executive Decree 17, published in Panama's Official Gazette on September 16, 2026, which updated and consolidated the program and set two real-estate thresholds: $300,000 for the first sale of a new, unoccupied property acquired directly from the developer or promoter, and $500,000 for a resale (secondary-market) property. Laws 492 and 493 of 2025 also strengthened the program and added benefits for qualified investors. Applications filed before the decree took effect on September 16, 2026 are assessed under the earlier rules, and Panamanian law firms report a transition window of about six months, to roughly March 2027, for transactions already under contract to apply under the previous amounts.
What the Two Thresholds Mean for Buyers
The practical change matters most for buyers planning to purchase on the resale market rather than directly from a developer. A resale purchase now needs to clear $500,000 to qualify for the real estate route, while buying a new unit directly from the developer can still qualify at $300,000. Anyone who already holds a property and wants to use it for a residency application should have a Panama immigration attorney verify how the transaction is classified, because the distinction between first sale and resale sits at the center of the new rule.
Plan the Process, Not Just the Property
If investor residency is part of your plan, do three things: confirm the current thresholds and your individual eligibility with a qualified Panama immigration attorney; choose a property or shortlist that clears the correct tier for how you intend to buy; and start the paperwork early, because filings and closings take time. The requirements changed repeatedly in recent years, so never act on a figure someone repeats from memory; ask to see the current decree.
Related Reading
See the Panama real estate FAQ for short answers on the Qualified Investor, Friendly Nations, and Pensionado visas, and the relocation guide for the wider residency picture. For a one-page summary of the September 2026 change, read what Decree 17 of 2026 means for property buyers.
Immigration information last verified: September 21, 2026. Sources checked this run include Executive Decree 17 of September 8, 2026 (published in the Official Gazette September 16, 2026), Panamanian law firm analyses of the new decree (Icaza, González-Ruiz & Alemán; Gala Abogados), and 2025-2026 program guidance (Punta Pacifica Realty, My Latin Life). Rules change, and each situation differs. Confirm individual eligibility with a qualified Panama immigration attorney before acting on any information. Nothing here guarantees approval, and nothing here is legal or tax advice.