Access to Paraguayan residency changed in spring 2026. Since the Investor Pass came into force, a foreign investor can aim straight for permanent residency through a qualifying real estate investment, without first going through temporary residency. It is a genuine shortcut, as long as you understand what makes a property eligible and how the file unfolds.
This guide walks through the concrete path, from choosing the property to collecting your cédula. For the wider context (why Paraguay, taxation, acquisition costs), see our complete guide to residency through real estate investment. Here, we go into the detail of the process.
The Investor Pass at a glance
The Investor Pass was created by Resolution No. 0283/2026 of the Ministry of Industry and Commerce, in force since 28 April 2026. It is administered by SUACE, Paraguay's one-stop desk for investors and company formation. Its novelty fits in one sentence: it opens direct access to permanent residency, where the older routes required going through temporary residency first.
The scheme offers four investment routes.
| Route | Minimum investment | Main condition |
|---|---|---|
| Real estate | USD 200,000 | Commercial property intended for rental |
| Financial instruments | USD 200,000 | Held for at least two years |
| Tourism | USD 150,000 | Approved tourism project, regular monitoring |
| Production | USD 70,000 | Business plan and creation of at least 5 jobs |
At the heart of the file is the foreign investor certificate (CIE), issued by SUACE once the file is complete. According to published analyses of the text, this certificate is issued within five business days of receiving a complete file. This timeframe covers the administrative step of the certificate, not the whole process, which also depends on your purchase schedule and your trips.
The real estate route: which property really qualifies
The real estate route is the clearest for anyone who would rather own a property than run a business or manage a financial portfolio. The threshold is USD 200,000, with no business plan and no obligation to create jobs. Two points deserve your attention before any purchase.
First, the nature of the property. The guidelines specify that the route targets a commercial property bought to be rented out. Here, "commercial" does not mean a shop or a retail unit: the term simply means the property has to generate income, so it must be put up for rent rather than lived in by the investor. A home bought for your own residential or family use is therefore not eligible on this basis. The exact interpretation can vary from one file to another, so this is the first point to secure.
Then, the proof of investment. The text provides two documentary routes: a registered transfer deed, or a notarized private contract certifying that at least 30% of the declared value has already been paid. In other words, an off-plan purchase can fit the framework, provided the documentation is in order.
A simple rule protects your project: before you sign, have a local expert confirm that the property you have in mind truly qualifies as a real estate investment within the meaning of the Investor Pass. This is exactly what we do at MOA Real Estate, together with Resident Paraguay, a company specialized in Paraguayan residency: we check upfront that the property ticks every box of the real estate route, so you can commit with complete peace of mind.
The process, step by step
The path breaks down into six clear stages. The property first, the file next, then the trips on site.
You choose and buy a commercial property intended for rental, from USD 200,000.
You have the contract signature proofs notarized: that is what makes the property eligible for the Investor Pass.
You gather the proof of the origin of the funds, dated less than 180 days before filing.
The file is submitted through SUACE, which issues the foreign investor certificate.
Filing the application, requesting the cédula, then collecting the card on site.
You receive the permanent resident cédula directly, with no prior temporary period.
Each step has its logic. The property sets eligibility, so it is the most structuring choice. The notarized proof formalizes the signing of the contract: without it, the property does not qualify for the Investor Pass. The proof of funds must be recent: expect documents less than 180 days old on the filing date, otherwise they will have to be regenerated. The SUACE file triggers the investor certificate. The three short stays correspond to filing the application, requesting the cédula, then collecting it: these are brief visits, not a continuous move. The permanent cédula closes the path, with no intermediate temporary period.
How long, at what cost
Let us be honest about timing. The certificate step is quick on the administration side, but the total duration depends mostly on you: the time to select a suitable property, to run due diligence, to legalize and translate your documents, and to schedule your three trips. A well-prepared project moves fast; an incomplete file loses weeks.
On the budget side, the main item remains the investment itself, from USD 200,000. Add the usual costs of an acquisition in Paraguay (notary, registration, legal fees) and the cost of the trips. We do not publish a fixed total: these costs vary with the property, the structure and your situation. We price them with you, on your real case, rather than on a misleading average.
On top of this comes a genuine advantage worth knowing before you start: Paraguay's territorial taxation, which only taxes income from Paraguayan sources. It is a fundamental part of the decision, separate from the residency question.
Is it right for you?
The real estate Investor Pass makes sense if you are pursuing two goals at once: owning a property that generates rental income, and obtaining permanent residency. If your only aim is residency, other routes exist and are sometimes lighter, and we will tell you so frankly rather than force a purchase. There is, however, one case where the direct investment becomes the simplest route: if you cannot come to Paraguay at least once a year, temporary residency is hard to keep, because it requires exactly that. The Investor Pass then gives you permanent residency from the start and spares you the two years of temporary residency, which are only a transition step toward permanent status and come with extra formalities and constraints. And if you are looking for a home to live in, keep in mind that a property for personal use does not open this route.
To move forward, the right first step is to frame your goal and your budget, then identify properties with the right profile. We present our real estate programs in Paraguay and, if residency is central, we coordinate everything with our local partner specialized in immigration, the company Resident Paraguay, which certifies the property's eligibility. You can talk it through with us to turn these rules into a concrete plan.
Frequently asked questions
Does the Investor Pass grant permanent residency right away? Yes. That is its main difference from the older routes: it grants direct access to permanent residency, with no prior temporary residency period.
Is an apartment bought to live in eligible? No. The real estate route targets a commercial property intended for rental. A home for personal or family use is not accepted on this basis.
Can an off-plan purchase count? It can fit the framework through a notarized private contract certifying that at least 30% of the declared value has already been paid. This is to be confirmed case by case with a local expert, since the documentation must be flawless. At MOA Real Estate, with our partner Resident Paraguay, we carry out this check upfront.