Pay Predial in Medellín: Guide for Foreign Owners

Owning property in Colombia comes with a recurring local tax: the impuesto predial unificado, usually just called "predial." It is the Colombian equivalent of a US property tax. Foreign owners are subject to it exactly like Colombian owners — it attaches to the property, not to your nationality or tax residency. This guide explains how it works in general, with Medellín as the example, and what foreign owners living abroad should set up so it doesn't become a problem.

Who charges predial

Predial is a municipal tax. Each municipality sets its own rates, billing calendar, discounts for early payment and payment channels, within limits set by national law. That means the rules in Medellín are not the same as in Envigado, Sabaneta, Rionegro, Cartagena or Bogotá — even though the properties may be a short drive apart. Always check with the municipality where the property is located, not where you live or where your agent's office is.

In Medellín, property taxes are handled by the city's Secretaría de Hacienda; the city's main portal is medellin.gov.co, where residents and owners can find the tax services, payment options and contact channels. Other municipalities have equivalent Hacienda or tax offices on their official sites.

How the amount is determined

In broad terms, predial is calculated by applying the municipality's rate to the property's avalúo catastral — the cadastral value assigned by the cadastre authority, which is often different from (and historically lower than) market value. Rates usually vary by the property's use and characteristics. Cadastral values are updated periodically, and an update can change your bill noticeably. We deliberately don't quote rates or values here because they differ by city and by year; get the current figures from your municipality's bill or portal.

Getting the bill when you live abroad

Bills (facturas) are linked to the property's cadastral identifier and to the registered owner. In practice, foreign owners run into a few issues:

The bill goes to the property address. If the unit is rented or empty, you may never see it. Ask your property manager or building administration to forward it, or check online.
Owner data still shows the previous owner. After you buy, the cadastre and tax records may take time to update. Confirm the record shows you, and keep your registered escritura and certificado de tradición y libertad handy if you need to request an update.
Identifying yourself online. Some portals are designed around Colombian ID numbers. If you bought with a passport, ask the Hacienda office how to consult and pay your account; your lawyer or property manager can often do it on your behalf.

How to pay

Municipalities typically offer online payment through the official portal, payment at partner banks, and installment or early-payment options. From abroad, the practical options are usually: paying online with a Colombian bank account, having your property manager pay from funds you provide, or paying through a Colombian account you hold. Whatever you do:

Pay only through the official municipal channels shown on the city's website or bill.
Keep every receipt. You will need proof of payment when you sell, and your Colombian or US accountant may need it too.
If someone pays for you, ask for the official receipt, not a screenshot of a transfer to them.

What happens if it isn't paid

Unpaid predial accrues interest and the municipality has collection powers over the debt, which can ultimately reach the property. More immediately for most foreign owners: you generally cannot sign a sale without showing the predial is paid. Notaries typically require a paz y salvo (clearance) or proof of payment of the property tax before formalizing a sale. A forgotten predial balance is one of the most common reasons closings get delayed.

When you buy: who pays the current year?

Because predial is billed by year, the purchase contract (promesa de compraventa) should state who pays the current year's tax and whether it is prorated between seller and buyer. Your lawyer should also confirm that prior years are fully paid; see our step-by-step buying guide.

Related charges that are not predial

Administración: monthly fees owed to the building (propiedad horizontal), not to the city.
Valorización / contribución de valorización: a separate municipal charge some cities assess for public works that benefit the property. It may appear on the certificado de tradición y libertad.
Colombian income tax and wealth-related filings: national taxes handled by DIAN, not the municipality; see our guide to Colombian income tax on rentals.

Predial and your US taxes

If you are a US person, foreign real property taxes interact with your US return in specific ways, and the treatment differs depending on whether the property is a rental or personal use. For rentals, property taxes are generally an expense of the rental activity — see IRS Publication 527 and our US reporting guide — and confirm the current rules for personal-use foreign property with your preparer.

Owner checklist

Confirm which municipality bills your property.
Confirm the tax record shows you as owner.
Decide who pays and from which account; set a calendar reminder for the municipality's due dates and any early-payment discount.
Keep receipts for every year.
Before listing for sale, request the paz y salvo.

Frequently asked questions

Do foreign owners pay predial in Colombia?

Yes. Predial attaches to the property, regardless of the owner’s nationality or tax residency.

Which municipality handles my predial bill?

Use the municipality where the property is located. Each municipality has its own billing calendar and payment channels.

What should I request if my manager pays predial?

Ask for the official payment receipt and keep it. A screenshot of your transfer to the manager is not the official tax receipt.

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