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Residence through investment or real estate in Mexico: the investor and property routes, 2026 thresholds and what Mexico does not offer

Last verified: 2026-10-26 · Status: Changing

Mexico has no golden visa that sells permanent residence or citizenship; instead its Migration Regulation lets investors and property owners obtain temporary residence of up to four years, which can become permanent residence after four years. Consulates apply thresholds in days of UMA: a capital stake in a Mexican company, or business assets, worth more than 45,850 UMA days (about MXN 5.38 million in 2026), or proof of business activity such as an IMSS record showing at least three workers, and real estate worth more than 91,710 UMA days (about MXN 10.76 million). These routes do not include permission to work, the points system that would grant permanent residence directly has not been implemented, and the constitutional ban on direct foreign ownership of land within 100 km of borders and 50 km of beaches still applies.

USD conversions use MXN 18.6638 per US dollar, the US Federal Reserve H.10 noon buying rate in New York for 23 October 2026 (FRED series DEXMXUS), the latest observation available when this page was verified. Conversions are for orientation only.

Key facts

Investment in the capital of a Mexican company (or business assets) required for investor temporary residence, applied by consulates	45850 UMA daysReglamento LMigra art. 138 section VII; Consulate General San Diego 2026 requirements, as of 2026-10-26 · in force
Workers registered with IMSS accepted as proof of business activity for investor temporary residence	3 workersReglamento LMigra art. 138 section VII c); Consulate General San Diego 2026 requirements, as of 2026-10-26 · in force
Value of real estate owned in Mexico required for temporary residence, applied by consulates	91710 UMA daysReglamento LMigra art. 138 section VI; Consulate of Mexico in Barcelona requirements, updated 17 June 2026, as of 2026-10-26 · in force
Points system for direct permanent residence	not implemented statusLey de Migración art. 57; INM procedure sheet INM-03-010-B, as of 2026-10-26 · pending

The rule

1. Investment route to temporary residence. The Migration Regulation lets a foreigner obtain the temporary resident visa and condition by showing investments in Mexico consisting of a share in the capital of Mexican companies above an amount set in administrative provisions, movable goods or fixed assets used for business purposes above a set amount, or the development of business activities that create formal jobs, where jobs held by the foreigner and family members do not count. The Consulate General of Mexico in San Diego, in its 2026 requirements, asks for the deed or certified corporate document showing the foreigner's capital stake with an investment actually paid exceeding 45,850 days of UMA, and either documents proving ownership of business assets above the same amount or proof of business activities in Mexico, for example contracts, invoices, business plans, licences or an IMSS certificate that the company employs at least three workers. Thresholds in UMA rise each February with the UMA.
Cost to do it: Investment threshold at the 2026 UMA of MXN 117.31: 45,850 UMA days = MXN 5,378,663.50 (USD 288,187). Temporary resident card MXN 11,141 for one year up to MXN 25,058 for four years, without the 50 percent reduction. Consular fee USD 56 in San Diego.
Example: A US investor who paid MXN 6 million for 40 percent of a Mexican S.A. de C.V. that employs 12 workers registered with IMSS shows the share purchase agreement and the company's IMSS certificate at the consulate. / Threshold about USD 288,187 at 18.6638; the consulate converts at its own rate on the application date.Reglamento de la Ley de Migración, DOF 28 September 2012 (Chamber of Deputies consolidated text, last reform DOF 23 May 2014); Lineamientos Generales para la expedición de visas, DOF 25 July 2025; Consulate General of Mexico in San Diego 2026 requirements, Reglamento arts. 107 section VI and 138 section VII, 2012-09-28 official text · verified 2026-10-26

2. Real estate route to temporary residence. A foreigner may obtain temporary residence by owning real estate in Mexico worth at least the amount set in administrative provisions. The Consulate of Mexico in Barcelona (page updated 17 June 2026) requires an original public deed showing the applicant owns real estate worth more than 91,710 days of UMA. Foreigners may acquire urban real estate without INM permission, subject to Article 27 of the Constitution, which bars foreigners from acquiring direct ownership of land and water in a strip of 100 km along the borders and 50 km along the beaches (the structures used there are covered on the real estate page), and notaries must check the buyer's migration status in property transactions.
Cost to do it: Property threshold at the 2026 UMA: 91,710 UMA days = MXN 10,758,500.10 (USD 576,437). Card fees as for any temporary resident, without the 50 percent reduction.
Example: A Canadian couple who bought a house in San Miguel de Allende, an inland city outside the restricted strip, for MXN 12 million in 2025 show the notarized deed; each spouse can apply, or one applies and the other uses family unity with proof of solvency for the dependant. / Threshold about USD 576,437 at 18.6638.Reglamento de la Ley de Migración, DOF 28 September 2012 (Chamber of Deputies consolidated text, last reform DOF 23 May 2014); Ley de Migración, DOF 25 May 2011 (Chamber of Deputies consolidated text, last reform DOF 15 January 2026); Consulate of Mexico in Barcelona requirements, updated 17 June 2026, Reglamento arts. 107 section V, 138 section VI and 140; Ley de Migración arts. 60 and 65; Constitution art. 27 section I, 2012-09-28 official text · verified 2026-10-26

3. No direct investor permanent residence: the points system is not operating. The Migration Law allows the Interior Ministry to set, by provisions published in the DOF, a points system to grant permanent residence without four prior years of temporary residence, weighing education, work experience, investment, science and technology skills, awards, Spanish and knowledge of Mexican culture. The transitional articles required the rules within 180 days of the law's entry into force, but the official INM procedure sheet for changing from temporary to permanent residence states that the system has not yet been implemented, so that route cannot be used. In practice investors and property owners reach permanent residence after four years of temporary residence.
Cost to do it: Not available. The later change to permanent residence costs MXN 1,847 plus MXN 13,579 for the card (LFD arts. 8 and 9).
Example: An investor who arrived in 2026 on the investment route plans for permanent residence in 2030, after four consecutive years of temporary residence. / About USD 99 plus about USD 728 at 18.6638 for the change in 2030 at 2026 fee levels.Ley de Migración, DOF 25 May 2011 (Chamber of Deputies consolidated text, last reform DOF 15 January 2026); Reglamento de la Ley de Migración, DOF 28 September 2012 (Chamber of Deputies consolidated text, last reform DOF 23 May 2014), Ley de Migración arts. 54 section IV and 57 and transitional art. Octavo; Reglamento arts. 124 to 127, 2011-05-25 official text · verified 2026-10-26

4. What the investor route does not include. Temporary residence through investment or property does not give permission to work for pay; a work permit requires a job offer, or a declared self employed activity with RFC registration, and costs MXN 4,341. The company receiving the investment has its own foreign investment obligations, covered in the investing section.
Cost to do it: Work authorization MXN 4,341 (USD 233) (LFD art. 13 section III).
Example: An investor who also wants to be paid a salary as the company's director files for a work permit with a job offer from the company, which first registers with INM as an employer. / Work permit about USD 233 at 18.6638.Ley de Migración, DOF 25 May 2011 (Chamber of Deputies consolidated text, last reform DOF 15 January 2026); Reglamento de la Ley de Migración, DOF 28 September 2012 (Chamber of Deputies consolidated text, last reform DOF 23 May 2014), Ley de Migración art. 52 section VII; Reglamento arts. 164 and 165, 2011-05-25 official text · verified 2026-10-26

Route	Threshold	MXN at 2026 UMA	USD
Capital stake in a Mexican company	More than 45,850 UMA days paid in	5,378,663.50	about 288,187
Business assets (with the capital stake)	More than 45,850 UMA days	5,378,663.50	about 288,187
Business activity (alternative proof)	Contracts, invoices, licences or IMSS record of at least 3 workers	Not applicable	Not applicable
Real estate owned in Mexico	More than 91,710 UMA days	10,758,500.10	about 576,437

Investment and property thresholds for temporary residence, 2026 (Reglamento art. 138; consular requirements of San Diego 2026 and Barcelona June 2026; UMA MXN 117.31; USD at 18.6638).

Worked example

A Spanish family office invests MXN 6,000,000 (about USD 321,478 at 18.6638) for a 30 percent stake in a Mexican S.A. de C.V. and its partner wants to live in Mexico.
The payment exceeds the 45,850 UMA day threshold (MXN 5,378,663.50 in 2026). The partner presents the shareholders' resolution and share subscription at the consulate, together with the company's IMSS certificate showing employees.
After entry the partner files for a four year card at the full fee of MXN 25,058 (about USD 1,343), since the 50 percent reduction does not cover investors, or chooses shorter terms and renews.
To be paid as an officer, the partner adds a work permit (MXN 4,341) based on the company's job offer.

Step by step

1. Document the investment: deed or certified corporate records, share purchase or subscription contract, proof of payment.
2. Add proof of business assets or business activity (invoices, contracts, licences, IMSS employer certificate).
3. For property, obtain the notarized deed and, in the restricted zone, the bank trust documents.
4. Check the current threshold with the consulate where you apply, since amounts in UMA move each February and consulates convert at their own rate.
5. After entry, file for the card within 30 days, and check the company's foreign investment filings in the investing section.

Common traps

Expecting a golden visa. Mexico does not sell permanent residence or citizenship; investment gives temporary residence, and the points system is not implemented (INM sheet INM-03-010-B).
Using old peso figures. Thresholds are in UMA days and the UMA rises each February; the Washington consular sheet of 2023 listed MXN 4,148,800 for investors, while the 2026 San Diego sheet requires more than 45,850 UMA days (MXN 5,378,663.50).
Counting the investor's own job. Jobs held by the foreigner and family members do not count as new formal jobs (Reglamento art. 138 section VII c)).
Working on an investor card. The condition does not include a work permit (Ley de Migración art. 52 section VII).
Ignoring the restricted strip. Foreigners may not acquire direct ownership of land within 100 km of borders and 50 km of beaches (Constitution art. 27 section I; see the real estate page).

Sources

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