How to buy land in Oman (guide)

Authored by the expert who managed and guided the team behind the Oman Property Pack

Everything you need to know before buying real estate is included in our Oman Property Pack

Who is the author of this content?

SANDS OF WEALTH

A team specialized in real estate investing in MENA countries (Morocco, UAE, Oman, etc.)

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Oman. If you'd like to learn more about us, you can check our presentation page.

What types of land can foreigners buy in Oman?

Foreigners can purchase residential and commercial land in Oman, but only within designated Integrated Tourism Complexes (ITCs) and Special Economic Zones (SEZs).

The main types include residential plots for building homes, commercial land for business development, and mixed-use properties within approved developments. Popular ITCs like Al Mouj Muscat, Muscat Hills, and Salalah Beach Resort offer freehold ownership rights comparable to those of Omani nationals.

Agricultural land remains strictly off-limits to foreign buyers across all regions of Oman. Strategic areas near military installations, heritage sites, and most rural zones are also prohibited for foreign ownership. As of September 2025, these restrictions remain firmly in place to protect national interests and preserve cultural heritage sites.

It's something we develop in our Oman property pack.

Are there restrictions on foreign land purchases in Oman?

Yes, significant restrictions limit where and what type of land foreigners can purchase in Oman.

The primary restriction confines foreign buyers to designated ITCs and SEZs, which represent only a small fraction of Oman's total land area. Agricultural land purchases are completely prohibited for non-Omani nationals, regardless of the investment amount or intended use.

Strategic and sensitive areas including regions near military installations, government facilities, and heritage sites are off-limits to foreign buyers. Additionally, most traditional Omani neighborhoods and rural areas outside approved zones cannot be purchased by foreigners. Some ITCs impose building requirements, such as Al Mouj's four-year development mandate for vacant land purchases, where failure to develop can result in property auction.

Can land ownership lead to Omani residency or citizenship?

Land ownership in designated zones qualifies foreigners for Oman's Investor Visa program, but does not provide a direct path to citizenship.

The Investor Visa offers 5-year residency for investments of OMR 250,000 or more, and 10-year residency for investments exceeding OMR 500,000. These visas are renewable and allow family sponsorship, making them attractive for long-term residents and investors.

However, the Investor Visa does not lead to permanent residency or citizenship. Omani citizenship through naturalization is a separate, lengthy process unrelated to property ownership and typically requires decades of continuous residence, Arabic proficiency, and other stringent requirements. The investment visa program is designed to attract foreign capital while maintaining strict citizenship controls.

Where do foreigners typically buy land in Oman?

Most foreign land purchases occur in three main regions: Muscat, Salalah, and various Special Economic Zones.

Don't lose money on your property in Oman

100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.

Download Now

What is the step-by-step process for buying land as a foreigner?

The land purchasing process for foreigners involves ten essential steps that typically take 2-4 months to complete.

1. Determine eligibility and budget - Verify the land is in an approved ITC or SEZ and meets minimum investment thresholds
2. Hire licensed real estate agent and lawyer - Essential for navigating local regulations and protecting your interests
3. Conduct property due diligence - Verify ownership, land use permissions, and zoning compliance
4. Negotiate purchase terms - Agree on price, payment schedule, and conditions
5. Sign sale agreement and pay deposit - Typically 10-20% of purchase price
6. Obtain No Objection Certificate (NOC) - Required from Ministry of Housing and Urban Planning
7. Complete title search - Check for liens, debts, or encumbrances on the property
8. Pay taxes and fees - Including 3% transfer tax and administrative costs
9. Register the transfer - Complete ownership transfer at the Land Department
10. Apply for residency visa if applicable - Submit documents for Investor Visa if meeting requirements

It's something we develop in our Oman property pack.

What documents are needed to buy land as a foreigner?

Several mandatory documents are required for foreign land purchases in Oman, with additional paperwork needed for financing or residency applications.

Essential documents include your passport and valid identification, proof of investment funds or financing pre-approval, the signed sale agreement, and the No Objection Certificate from the Ministry of Housing and Urban Planning. You'll also need the property's title deed, a comprehensive title search report, and any existing survey or planning documents.

Additional documentation may be required depending on your situation. If applying for an Investor Visa, you'll need residency application forms, passport photos, and proof of qualifying investment amount. For mortgage financing, banks typically require income statements, bank references, and credit history documentation. All foreign documents must be attested and translated into Arabic by certified translators.

Can you buy land without being physically present in Oman?

Most of the land purchasing process can be completed remotely, though some final steps may require your physical presence in Oman.

The initial stages including property search, due diligence, negotiation, and even signing agreements can be handled through online portals or by appointing a local representative with power of attorney. Many banks now offer online banking setup for property transactions, and the Ministry of Housing has digitized much of the NOC application process.

However, certain final steps often require physical presence, particularly for biometric data collection for residency applications, opening local bank accounts, or collecting residency permits. Some buyers choose to visit Oman once during the process to complete all requirements simultaneously, while others handle everything remotely and visit only when necessary.

What are the mandatory versus optional steps in the process?

Several steps are legally mandatory for all foreign land purchases, while others are optional based on your specific needs and goals.

Mandatory steps include obtaining the No Objection Certificate from the Ministry of Housing and Urban Planning, conducting proper due diligence on the property, paying the required 3% transfer tax and administrative fees, and completing official registration at the Land Department. These steps cannot be skipped regardless of the property type or purchase amount.

Optional steps include applying for the Investor Visa (only necessary if you want Omani residency), securing local financing (if you prefer not to pay cash), and hiring specific legal representation (though highly recommended for protection). Additional optional services include property management setup, utility connections, and insurance arrangements, which can be handled after the purchase completion.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Oman versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What common mistakes should foreigners avoid when buying land?

The most critical mistake is failing to verify that the land is located within an approved ITC or SEZ zone before proceeding with any purchase agreements.

Many buyers also skip proper title verification, missing existing liens, debts, or legal disputes that could complicate ownership. Not hiring reputable local legal and real estate professionals is another costly error, as navigating Omani property law requires specialized knowledge. Some foreign buyers overlook building requirements in certain ITCs, particularly Al Mouj's four-year development mandate for vacant land.

Financial mistakes include underestimating total costs beyond the purchase price, such as transfer taxes, legal fees, and ongoing maintenance expenses. Rushing the due diligence process or accepting verbal agreements without proper documentation can lead to significant legal problems. Finally, some buyers fail to understand visa requirements and miss opportunities for residency benefits that justify their investment.

It's something we develop in our Oman property pack.

What are typical uses for land purchased by foreigners?

Foreign-purchased land in Oman serves primarily residential, investment, and business purposes within the approved development zones.

Personal residences represent the largest category, with buyers developing custom homes or purchasing pre-built properties in expat-friendly communities like Al Mouj and Muscat Hills. Investment properties for rental income are also popular, particularly in areas with strong expatriate demand and tourism potential.

Business premises within SEZs attract entrepreneurs establishing offices, retail outlets, or hospitality ventures. Some buyers focus on mixed-use developments that combine residential and commercial elements. Speculation and agricultural use are strictly prohibited, and all land must be developed according to approved zoning regulations and building timelines.

What are average land prices and regional variations?

Land prices in Oman vary significantly by location, with Muscat commanding the highest premiums and industrial areas offering more affordable options.

What taxes, fees, and costs are associated with land purchases?

The primary cost is a 3% property transfer tax calculated on the total purchase price, which is mandatory for all transactions.

Additional fees include Investor Visa application costs ranging from OMR 326 for 5-year visas to OMR 551 for 10-year visas. Legal fees typically range from OMR 500 to OMR 1,500 or more depending on transaction complexity and chosen representation. Registration fees, translation costs, and administrative charges add several hundred additional Omani Rials to the total.

Unlike many countries, Oman does not impose annual property taxes on land ownership, making ongoing costs relatively low. However, buyers should budget for utilities connection, insurance, and maintenance expenses. Banks may charge arrangement fees for mortgage financing, typically 1-2% of the loan amount.

Can foreigners use financing or must they pay cash?

Foreigners can choose between cash payment and mortgage financing from select Omani banks, though lending conditions vary significantly between institutions.

Cash purchases remain popular due to their simplicity and faster transaction completion. However, several major Omani banks offer mortgage products to qualified foreign buyers, typically requiring higher down payments (30-40%) compared to local buyers and proof of stable income or assets.

Bank lending criteria for foreigners include minimum income requirements, debt-to-income ratios, and often require existing relationships with the bank or substantial local deposits. Interest rates for foreign buyers may be higher than local rates, and loan terms are generally shorter. Some banks prefer financing purchases in established ITCs over newer developments due to proven market stability.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Sands of Wealth - Foreigners Buy Land Oman
2. Sands of Wealth - Oman Real Estate Foreigner
3. LinkedIn - Restrictions Property Ownership Oman
4. Bayat Group - Oman Residency Investment
5. Omani Lawyer - Immigrate to Oman
6. Migrate World - Real Estate in Oman
7. Omani Lawyer - Buy Property in Oman
8. Invest Royal - Legal Procedures Buy Property Oman
9. Arab News - Business Economy
10. Al Tamimi - Foreign Ownership Real Estate Oman