Oman Real Estate for Foreigners

Who can buy property in Oman?

Any non-Omani individual or company can buy freehold property inside designated Integrated Tourism Complexes (ITCs). There is no nationality restriction, no minimum residency requirement, and no need for a local sponsor or Omani partner. Foreign buyers receive full title deed in their own name (or in the name of a foreign-owned company) issued by the Ministry of Housing and Urban Planning.

Outside ITCs, foreign ownership is restricted. GCC nationals may purchase residential property in selected non-ITC areas subject to approval, but for buyers from outside the GCC, ITCs remain the only route to outright freehold ownership.

Legal basis: the foreign-ownership framework in ITCs is established by Royal Decree 12/2006 (System of Ownership of Real Estate in Integrated Tourism Complexes, as amended by RD 65/2007 and RD 76/2010), with restricted zones defined by Royal Decree 29/2018. GCC nationals additionally hold reciprocal ownership rights under Royal Decree 21/2004. Title is registered by the Ministry of Housing and Urban Planning; ITCs are licensed by the Ministry of Heritage and Tourism.

Where foreigners can buy: ITC zones

Integrated Tourism Complexes are master-planned communities approved by the government for foreign freehold ownership. Each combines residential, hospitality and leisure components. The most active ITCs today:

• Al Mouj Muscat — flagship beachfront community with marina, golf course, retail and branded residences.
• Muscat Bay — boutique resort community with Jumeirah hotel and Saraya Bandar Jissah residences.
• Muscat Hills — golf-side apartments and villas, established expat rental demand.
• Yiti — coastal masterplan with AIDA cliffside villas and The Sustainable City project.
• Jebel Sifah — marina-front community 40 minutes from Muscat.
• Hawana Salalah — beachfront resort community in southern Oman, strong seasonal short-stay market.
• Sultan Haitham City — Vision 2040 smart-city development with accessible entry pricing.

Documents required

The paperwork is light compared with most European markets. A typical off-plan transaction requires:

• Passport copy (and spouse's passport if jointly owned)
• Proof of address from country of residence
• Signed reservation form and Sale & Purchase Agreement (SPA)
• Booking deposit and payment-plan schedule
• KYC / source-of-funds declaration per Omani AML rules

No power of attorney is required if the buyer signs in person, but remote purchases via notarised PoA are accepted and routine.

The transaction process

1. Shortlist & reservation — select unit, sign reservation form, pay booking fee (typically 2.5–10%).
2. SPA signing — review and sign Sale & Purchase Agreement, usually within 14–30 days of reservation.
3. Payment plan — pay scheduled instalments tied to construction milestones or fixed dates.
4. Handover — final inspection (snagging), settlement of remaining balance.
5. Title transfer — registration at Ministry of Housing and Urban Planning, freehold title issued in buyer's name.

Residency through property purchase

Since 31 August 2025, Oman runs a consolidated 10-year renewable Golden Residency programme administered by Invest Oman and the Royal Oman Police residency portal. Property purchase in a licensed ITC from OMR 200,000 (~USD 520,000)qualifies the owner and immediate family (spouse and children). The earlier tiered framework (OMR 250k → 5 years / OMR 500k → 10 years) has been superseded by this single programme with a lower entry point.

Residency holders can sponsor immediate family, open local bank accounts and reside in Oman without an employment visa. There is no personal income tax in Oman, and no minimum-days-in-country requirement to maintain residency.

Mortgages for foreign buyers

Omani banks now offer housing finance to non-resident foreign buyers for ITC purchases. Sohar International / Sohar Islamic publicly offers up to 50% LTV (max OMR 250,000, tenor up to 10 years, 18-month grace for off-plan) to GCC nationals and expatriates, resident or non-resident. Bank Muscat and DarGlobal also operate developer-linked finance partnerships at specific ITCs. Income verification from a foreign employer is accepted.

Costs to budget

Allow roughly 4% over the unit price for registration and transfer (3% government fee plus ~1% admin and legal), plus annual service charges (typically OMR 0.4–1.2 per sqm per month depending on the community). USD pricing is common at launch; OMR is the settlement currency, and OMR is pegged to USD which removes FX risk for dollar-based buyers.

Risks to be aware of

• Construction delays — off-plan can slip 6–18 months; check developer track record.
• Specification changes — SPA should fix materials, finishes and layout.
• Rental absorption — short-stay yield depends on tourism cycles; long-stay yield on expat demand.
• Exit liquidity — secondary market is thinner than Dubai; budget for a 3–6 month sale process at handover.
• FX risk — limited for USD buyers (OMR pegged), real for EUR / RUB / INR buyers.

FAQ

Can I buy property in Oman without visiting? Yes — remote purchases via PoA are accepted by every major ITC developer.

Is there property tax? No annual property tax. One-off registration fee at purchase plus annual service charges only.

Can I rent the unit out? Yes. Both long-term and short-stay (Airbnb-style) rentals are permitted within ITCs subject to community rules.

Can I resell my property? Yes. Foreign buyers can sell to any other foreign or local buyer with no holding period restrictions.

Do I need a local partner? No. Freehold ownership in ITCs is 100% in the foreign buyer's name with no local sponsor required.

References & official sources

The information on this page is based on the following Omani government and primary-law sources. We recommend buyers (or their advisors) consult them directly before completing a transaction.

• Ministry of Housing and Urban Planning (MoHUP) — title registration, transfer fees and the official freehold register.
• Ministry of Heritage and Tourism (MHT) — ITC licensing authority; see the ITC licence service page.
• Royal Decree 12/2006 — System of Ownership of Real Estate in Integrated Tourism Complexes (foundational ITC freehold law; amended by RD 65/2007 and RD 76/2010).
• Royal Decree 29/2018 — Prohibition of ownership of land and real estate by non-Omanis in certain places (restricted-zone map).
• Oman Residence by Investment (Royal Oman Police portal) and Invest Oman — official residency-by-property programme, qualifying routes and current thresholds.
• Supreme Judiciary Council — Power of Attorney for real-estate purchase — official service page covering PoA registration used in remote purchases.
• Oman News Agency — official statistics on licensed ITCs and investment volumes.

This page is provided for general information and does not constitute legal, tax or investment advice. Regulations evolve; we confirm current rules per transaction with local counsel.