Terms of use

1. Our service and these terms

BlackGem offers property advisory and joint ventures in Medellín. Advisory covers sourcing, analysis and introductions; the buyer leads the purchase and works. Under a JV, BlackGem leads closing, refurbishment and rental setup within the agreed scope, and the investor funds the deal and approves major decisions. These terms cover the website, accounts, saved rentals, estimates, deal PDFs, enquiries and introductions. They do not appoint BlackGem as your agent, lawyer, accountant, escrow holder or investment adviser. They do not reserve a property or create a purchase contract.

Paid work begins only when both parties accept a separate written engagement. That agreement sets the parties, the scope, the fees, the payment dates and any property-introduction protection. It prevails over these website terms. Browsing, creating an account, saving a rental, exporting a PDF or sending an enquiry does not by itself create a fee.

2. Property information and estimates

Descriptions and asking prices come from listing information available when reviewed. Availability, seller instructions and prices can change. A published rental is an invitation to discuss a purchase. It is not an offer by the seller or by BlackGem.

The main return figure is the estimate. It uses assumptions about rental rates, booking levels and operating costs. They are not valuations, verified trading results, guaranteed income, or a promised minimum or maximum. A difference between an estimate and later results is not by itself a failure by BlackGem.

Advisory estimates default to self-management. Selecting management deducts its stated fee. JV estimates use the managed rental profit and show the investor's distribution, with no advisory fee included in capital. The JV selection illustrates a structure for discussion; it does not confirm an approved or reserved JV. Unless a calculation says otherwise, estimates exclude borrowing costs, your taxes, extraordinary works and changes in exchange rates. Dollar figures use the model's rate, not a bank quote. Setup and closing allowances are not contractor, notary, legal or accounting quotations.

You decide whether to rely on the figures and whether to buy. Title, building rules, condition, rental permission, tax treatment and legal advice must be confirmed for the specific property before you commit. BlackGem's coordination does not replace those checks or the approvals the transaction requires.

3. Advisory retainer and purchase fee

A paid advisory engagement starts with a signed agreement and a US$5,000 annual retainer. Each paid advisory year lasts 12 months from the start date stated in the signed agreement, or from receipt of payment if no start date is stated. The retainer pays for property search and advisory work during that year, including helping you engage trusted lawyers and contractors for agreed upgrades and refurbishments. Their fees and costs are separate and require your approval.

The acquisition advisory fee is 5% of the final agreed property purchase price, with a minimum fee of US$5,000. If you complete a purchase during your paid advisory year, that year's US$5,000 retainer is credited once against the advisory fee, and any remaining balance is due at closing. The credit is against BlackGem's advisory fee, not the property purchase price. For a US$70,000 purchase within the year, the US$5,000 minimum applies and no extra advisory fee is due at closing. For a US$200,000 purchase within the year, the total fee is US$10,000 and US$5,000 remains due. A purchase below US$100,000 does not produce a partial refund. The signed agreement specifies payment currency and applicable tax treatment.

At the end of each paid advisory year, the engagement and any unused retainer credit expire. The retainer is not refunded. Continuing requires a new engagement year and a new US$5,000 retainer; there is no automatic renewal or charge. Retainers from previous years do not carry forward, accumulate or reduce the fee on a later purchase. Rejecting a property, stopping your search, a purchase failing to complete or an estimate changing does not create a contractual refund, credit or fee reduction. Purchasing an introduced property outside BlackGem's process, including after the advisory year ends, does not remove a fee payable under the signed agreement's introduction-protection terms. Only an unexpired credit applicable under this section is deducted, without charging the same fee twice. These terms do not limit any refund or other right required by applicable mandatory law.

Optional rental management is charged at 12.5% of booking revenue under a separate management agreement. That agreement defines the revenue basis, reporting, payment dates, expenses and termination arrangements. Buying advisory does not automatically enrol you in management.

You remain responsible for the purchase price and third-party charges you approve, including legal, notarial, registration, financing, furnishing, repair and operating costs. We must agree any additional BlackGem service charge before incurring it. Browsing the public board or sending an enquiry does not create a fee obligation.

Joint ventures

A JV requires its own written agreement defining ownership, funding, budgets, decision rights, distributions, capital recovery and exit. JV profit sharing replaces the advisory retainer and acquisition fee. The estimate deducts property costs and a 12.5% operator management fee before showing the investor’s 75% share until capital recovery, then 50%. On sale or refinancing, unpaid investor capital returns first and remaining distributable proceeds split 50/50. Distribution percentages do not establish ownership percentages. Existing signed agreements remain unchanged.

4. Confidential introductions and fee protection

Private deal packs, including research, financial analysis, photos and the property address, are released under the relevant engagement. For advisory, this follows the signed agreement and retainer payment. JV has no advisory retainer. Owner and seller contacts stay private. BlackGem coordinates viewings and any further access details under the signed agreement and reasonable identity checks.

Confidential information is supplied for your evaluation of the identified opportunity. Do not publish, forward, resell or use it for another person's purchase without BlackGem's written consent. You may share it with your lawyer, accountant or other professional adviser when needed for your evaluation and subject to equivalent confidentiality obligations. Lawful disclosures to an authority are permitted.

Where a signed introduction agreement protects an identified property, purchasing through a nominee, controlled company, partner or other intermediary does not avoid the fee that agreement makes payable. The signed agreement must specify the protected introduction, duration, fee and payment trigger. BlackGem may seek the agreed fee and other remedies available by law for a proven breach; these website terms do not impose an automatic penalty or create an introduction fee by browsing alone.

Confidentiality does not cover information lawfully public, independently obtained without using BlackGem's confidential material, or already lawfully known to the recipient.

5. Decisions, professionals and transaction funds

You decide whether to make an offer, sign a contract, accept a quotation or complete a purchase. You are responsible for the accuracy of the information you give BlackGem and for having authority to act for any buyer you represent. BlackGem cannot commit you to a purchase or an expense without your authority.

Sellers, brokers, building administrators, lawyers, notaries, accountants, inspectors, contractors, banks, public authorities and rental platforms make their own decisions. BlackGem does not promise their performance, a licence, financing, occupancy, resale value, rental income or uninterrupted platform access.

Where a signed engagement includes it, BlackGem coordinates the purchase. That coordination can include introducing lawyers for the official title transfer and accountants for the accounting connected to the purchase, and introducing contractors for agreed works. Those professionals are engaged separately. Their fees need your approval and are not part of the advisory fee. BlackGem is not your law firm or your accounting firm.

BlackGem does not provide escrow, custody, legal representation, tax opinions, regulated investment advice or lending through this website. Pay the purchase funds and any deposit only to the verified recipient named in the transaction documents. Verify any change of payment instructions through a channel you already use. BlackGem is not responsible for a payment you send to a recipient that has not been verified that way.

6. Accounts and saved rentals

Use your own accurate name and contact details, keep your password private and do not let another person use your account. If you act for a company or another buyer, you must have their authority. Tell BlackGem if you suspect unauthorised access. You are responsible for misuse of your account.

The login email identifies the account and cannot be changed on the website. You may add or change a phone number and a secondary email. Those are contact details you choose to provide. BlackGem may use them, together with the login email, to reach you about an account, an enquiry or an engagement.

An account stores your shortlist and lets you ask about rentals. It does not verify your identity, qualify you for finance, reserve a rental, or give you the address or the owner or seller contact. Saving a rental creates no right to it or to its asking price. Listings can change or become unavailable while saved.

BlackGem may restrict or suspend an account to investigate misuse, prevent fraud, protect the service or comply with law. Suspension does not cancel a separate signed engagement.

7. Website content and permitted use

BlackGem's brand, original analysis, written material, layout and compilation of deal information belong to BlackGem or its licensors. Third-party materials remain the property of their respective owners. You may view the site and keep a reasonable personal copy for evaluating your own purchase.

Without written permission, do not republish deal packs, commercially exploit BlackGem's analysis, impersonate BlackGem, remove attribution, bulk-extract site content or interfere with the service. Do not attempt to obtain non-public files, bypass access controls or submit malicious code. You are responsible for loss BlackGem suffers from a breach of this section, to the extent the law allows.

Sending an enquiry gives BlackGem permission to use its contents to respond and perform the services you request, in accordance with the Privacy Policy. It does not transfer ownership of your personal documents or authorise unrelated advertising.

8. Responsibility and limits

To the extent the law allows, BlackGem's total liability for all claims about the website, a PDF, an enquiry or an engagement is limited to the fees you actually paid BlackGem for the matter that gave rise to the claim. Where you have paid no fee, that limit is the extent of liability the law allows for a free information service.

To the extent the law allows, BlackGem is not liable for indirect or consequential loss, lost rental income, lost profit, lost opportunity, or the acts or omissions of a seller, broker, lawyer, notary, accountant, contractor, bank, rental platform or authority. Listings, estimates and PDFs are supplied for discussion. BlackGem does not warrant that they are complete, current or free of error.

A limit in this section applies only to the extent the law allows it.

9. Requests, access and cancellation

BlackGem may update listings, correct errors, withdraw a rental or suspend website access for security, misuse or maintenance. A change to the website does not rewrite a signed engagement.

A submission reference confirms that the portal recorded your request. It does not confirm that an email was sent, that an adviser has reviewed it, or that BlackGem accepted an instruction or a fee. An enquiry does not release the address or the owner or seller contact. Keep the reference and a copy of any signed agreement or payment record.

Section 3 sets out the annual retainer, expiry, renewal and advisory-fee credit. Any further amount the law itself requires is additional to that section.

10. Concerns and general provisions

Record a concern through Contact so BlackGem can review it against the documents.

If a provision cannot be enforced, the rest continues to apply to the extent the law allows. A delay in enforcing a provision is not a waiver. Changes apply from the published update date. A change does not amend a signed engagement unless both parties agree.