Buying property in Oman as a foreigner: ITCs, residency and costs
Where can foreigners buy property in Oman?
Foreign buyers can take full freehold title in Oman only inside Integrated Tourism Complexes (ITCs): master-planned communities licensed by the government that combine homes with hotels, marinas, golf or other leisure assets. Within an ITC you can own, sell, mortgage and pass on the unit, subject to the community rules. Outside ITCs, non-Omanis can hold long-term usufruct rights in certain designated multi-storey buildings, but that is a different, more restricted right with its own conditions on residency, unit quotas and resale.
Established ITCs and ITC-status projects include:
- Al Mouj Muscat — Oman’s first ITC, waterfront with marina and golf.
- Muscat Bay — mountain-and-sea community on the eastern side of Muscat.
- Muscat Hills — golf-led community, with several freehold ITC phases.
- Yiti — a large mixed-use ITC on the coast south-east of Muscat.
- AIDA by Dar Global — hillside golf and residential project near Muscat.
- Jebel Sifah and Hawana Salalah — developed by Muriya (Omran and Orascom Development).
- The Residences at Mandarin Oriental, Muscat by Eagle Hills — announced with ITC approval.
ITC status is granted per project and sometimes per phase. Before any reservation I check that the specific building or plot sits inside the licensed ITC area, not just next to it.
Does buying property in Oman give residency?
Yes, through two different routes, and it matters which one you are relying on.
| Route | Property threshold | Term | Key points |
|---|---|---|---|
| ITC owner residence | Generally no fixed minimum price | Renewable while you own the unit | Covers the owner and immediate family; tied to an ITC unit, typically once it is completed and registered. |
| Investor residency, 5 years | OMR 250,000 | 5 years, renewable | Applied for via the Invest Oman platform; card fee reported at OMR 326. |
| Investor residency, 10 years | OMR 500,000 | 10 years, renewable | Same platform; card fee reported at OMR 551. |
The relaunched investor residency (often called Oman’s golden visa) took effect on 31 August 2025 and also has non-property routes. Its benefits extend to spouses, children and dependent parents. For off-plan buyers the practical point is timing: residency linked to an ITC unit is usually available once the unit is built and title is registered, not on signing. I confirm the current conditions for each case with the developer and the authorities, because they have changed several times.
How much does it cost to buy property in Oman?
- Registration fee: 3% of the property value for foreign buyers, paid when the unit is registered in your name with the Ministry of Housing and Urban Planning. (Omani nationals have paid 1% since the 2025 fee revision.)
- Developer and community charges: admin or transfer fees, and annual service or owners’ association charges, which vary by project.
- Paperwork: power of attorney, translations and legalisation if you buy remotely.
- Residency: card and medical fees if you apply.
Tax depends on where you are tax-resident as well as on Oman’s rules, so take advice in both places before buying.
How does the purchase work, step by step?
- Define the goal. Residency, a lifestyle home, rental income or a combination. The answer decides the project and the budget.
- Shortlist and verify. ITC licence for the exact phase, developer track record, construction progress, escrow and registration status.
- Reserve and sign the SPA. Read the payment plan, completion date, penalties and community rules.
- Pay according to the schedule. Transfers from abroad go through bank compliance checks; plan for questions about the source of funds.
- Register. Oman’s new Real Estate Registry Law (Royal Decree 56/2026, in force since 18 May 2026) introduced a preliminary register for off-plan units and allows electronic title deeds (mulkiya).
- Apply for residency once the property qualifies.
Most of this can be done remotely through a properly drafted and legalised power of attorney.
What are the risks of buying in Oman?
- Thinner liquidity. The resale market is far smaller than Dubai’s. Selling can take longer and price discovery is less transparent.
- Longer hold. Oman suits buyers planning to hold for years, not to flip before completion.
- Seasonal rental demand. Income in resort communities depends on tourism seasons and on how the unit is managed.
- Project-specific rules. Each ITC has its own usage, leasing and resale conditions.
- Completion risk on off-plan, as anywhere.
The Omani rial is pegged to the US dollar, which removes one layer of currency risk for buyers who think in dollars.
How I work on Oman purchases
I cover Muscat alongside Abu Dhabi and Dubai and have direct partnerships with Oman developers including Dar Global (AIDA), Al Mouj, Orascom/Muriya, Alargan Towell and Muscat Hills. On developer off-plan sales the developer pays my commission. I verify ITC status, residency eligibility and the payment route before you commit.
FAQ
Can a foreigner own freehold property in Oman?
Yes, inside government-licensed Integrated Tourism Complexes (ITCs) such as Al Mouj Muscat, Muscat Bay, Jebel Sifah or Hawana Salalah. Outside ITCs, foreigners can only hold usufruct rights in certain designated buildings.
What is the minimum property price for Oman residency?
ITC ownership can qualify the owner and immediate family for residency without a fixed minimum price. Oman’s investor residency requires property worth OMR 250,000 for 5 years or OMR 500,000 for 10 years.
How much is the property registration fee in Oman?
Foreign buyers pay a 3% registration fee on the property value when the unit is registered with the Ministry of Housing and Urban Planning.
Can I buy property in Oman remotely from Kazakhstan or Russia?
Yes. The purchase can be completed through a legalised power of attorney, with payments made by international bank transfer. Expect compliance checks on the source of funds.
Related guides
Considering property in Oman?
Tell me your budget and goal, and I will shortlist ITC projects and confirm residency eligibility before you commit.
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