Golden Visa Panama 2026 after new decree: What Real Estate Buyers Need to Know
Panama introduced important changes to its Golden Visa through investment in September 2026.
The new Decreto Ejecutivo No. 17 of 2026 changes how real estate investments qualify under Panama’s Qualified Investor residency program, commonly known as the Panama Golden Visa.
For buyers considering real estate as part of their residency strategy, the most important news is simple:
The US$300,000 investment option is still available for qualifying new properties, while resale properties now generally require a minimum investment of US$500,000.
For international buyers searching for terms such as Golden Visa Panama 2026, Panama 300K visa, Panama residency by investment, or Golden Visa Panama real estate, these are the changes that matter most when choosing a property.
The US$300,000 Golden Visa Option Is Still Available
One of the biggest questions we hear from international buyers is whether the Panama US$300K Golden Visa still exists.
The answer is yes.
For buyers applying under the new rules, the minimum investment remains US$300,000 for qualifying new real estate, meaning a new property acquired as a first sale from a developer or promoter.
This includes many new residential developments and can also include qualifying pre-construction purchases structured according to the requirements of the program.
For many buyers, this keeps new construction one of the most attractive routes to Panama residency through real estate investment.
Resale Properties Now Require US$500,000
The main change affects properties on the secondary market.
Under the new decree, a resale property generally requires a minimum qualifying investment of US$500,000.
In practical terms, buyers considering an existing apartment, home or other previously sold, occupied or rented property need to pay close attention to this new threshold.
This creates a clearer distinction between:
New property / first sale: minimum investment of US$300,000
Resale / secondary market property: minimum investment of US$500,000
For buyers whose priority is obtaining the Golden Visa Panama 2026 through real estate, this difference should now be considered from the very beginning of the property search.
The Property Value Matters, Not Only the Contract Price
Another important change concerns how the qualifying investment is valued.
The authorities may consider the actual amount paid, the commercial value of the property and any mortgages or other financial encumbrances when determining whether the minimum investment requirement has been met.
This means that simply purchasing a property for slightly more than US$300,000 or US$500,000 does not necessarily guarantee that the investment will qualify.
For example, if a resale property is purchased for US$520,000 but its supported market value is significantly lower, that could become relevant during the investment certification process.
From a real estate perspective, this makes one thing especially important:
Buy the right property at a realistic market value.
For Golden Visa buyers, professional property selection, comparable market analysis and proper due diligence are now more important than ever.
At Ama Panama Realty, our role is to help buyers identify properties that make sense both as a real estate investment and in relation to their broader residency objectives.
Better Protection for Buyers Purchasing Pre-Construction
The new rules also introduce stronger protections for investors purchasing property before construction is completed.
When certain qualifying purchases are fully paid directly to a developer, the investment must be supported by an approved banking instrument, such as a standby letter of credit, bank guarantee or performance guarantee.
This adds an additional layer of protection for international buyers investing in pre-construction property in Panama.
The decree also provides mechanisms allowing an investor to replace an investment within a defined period when a qualifying transaction cannot be completed because of a failure attributable to the developer.
For buyers investing from abroad, this is an important improvement.
It creates a more structured framework around pre-construction purchases and gives investors greater security when choosing projects that may also qualify for Panama residency by investment.
More Flexibility for Families
The new Golden Visa rules also better reflect the reality of international families.
The program already allows qualifying dependents to be included, but the new decree adds greater flexibility when family circumstances change after residency has been approved.
For example, a new spouse, or children born or adopted after approval, may be added to the residency process subject to the corresponding requirements and government fees.
Changes such as divorce, children reaching adulthood or the death of the principal investor also no longer mean that a dependent’s residency is automatically cancelled without individual review.
For families considering a long-term move to Panama, this provides greater continuity and certainty.
Other Investment Routes Still Exist
Although real estate is one of the most popular ways to qualify for the Panama Golden Visa, it is not the only investment option.
The program also includes qualifying investments through areas such as:
securities and certain regulated investment instruments;
fixed-term deposits with qualifying Panamanian financial institutions;
certain investment funds and financial products permitted under the program.
For buyers specifically interested in real estate, however, the most relevant figures are now US$300,000 for qualifying new property and US$500,000 for qualifying resale property.
What About Purchases Already in Progress?
The decree specifically provides transitional protection for transactions that were already underway before the new rules entered into force, allowing qualifying purchases to remain subject to the previous rules under the applicable conditions.
Because every transaction can have different dates, contracts and payment structures, we strongly recommend that buyers with an existing purchase consult an attorney specialized in Panama’s Qualified Investor Visa to review their individual case.
Ama Panama Realty can recommend experienced immigration attorneys who regularly work with this type of residency application.
What Does This Mean for Buyers Applying From Now On?
For buyers starting their Golden Visa Panama real estate search now, the strategy is much clearer.
If your goal is to qualify with an investment close to US$300,000, your search should generally focus on qualifying new developments and eligible first-sale properties.
If you prefer a resale home or apartment, you should plan around the US$500,000 investment threshold.
And regardless of which route you choose, the property should make sense as an actual real estate investment — not simply meet an immigration number on paper.
That means considering:
real market value;
location;
quality of construction;
developer track record;
resale potential;
rental potential;
delivery timeline for pre-construction projects;
and the overall legal and financial structure of the purchase.
Real Estate First, Residency Second
At Ama Panama Realty, we are real estate advisors, not immigration attorneys.
Our role is to help international buyers find the right property in Panama, understand the local market and evaluate opportunities that may fit within their investment and residency plans.
When a client is considering the Golden Visa Panama 2026, we work alongside specialized legal professionals who can confirm the immigration requirements and structure of each individual application.
The new decree does not eliminate the Panama Golden Visa. Instead, it makes the real estate route more defined.
For many buyers, new property from US$300,000 remains a very attractive option, while those looking at resale properties should now work with the US$500,000 requirement in mind.
And with stronger buyer protections, clearer valuation rules and improved provisions for families, the program has also become more structured for international investors.
Considering buying property in Panama and exploring residency through investment? Contact Ama Panama Realty.
We can help you identify suitable properties and, when needed, connect you with experienced attorneys specialized in Panama’s Golden Visa and Qualified Investor residency program.
This article is intended for general real estate information only and does not constitute legal or immigration advice. Requirements may depend on the specific structure and timing of each investment.
Comments