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
Foreigners can legally buy land in Oman, but only in specific designated areas called Integrated Tourism Complexes (ITCs) and Special Economic Zones (SEZs). This restriction means you cannot purchase agricultural land or property in strategic locations, but you can obtain freehold ownership in approved developments.
As of September 2025, the Omani real estate market continues to expand foreign ownership opportunities within these designated zones, with property prices rising by 6.5% annually and some areas like Muscat seeing increases up to 17% year-on-year. The process requires obtaining a No Objection Certificate from the Ministry of Housing and Urban Planning and can provide a pathway to renewable residency visas for qualifying investments.
If you want to go deeper, you can check our pack of documents related to the real estate market in Oman, based on reliable facts and data, not opinions or rumors.
Foreign land ownership in Oman is permitted only within Integrated Tourism Complexes and Special Economic Zones, with minimum investments starting at OMR 250,000 providing renewable residency visas.
The complete purchase process takes 6-12 weeks and requires a No Objection Certificate from the Ministry of Housing and Urban Planning, with total costs including 3-5% registration fees and various administrative charges.
| Aspect | Requirements/Details | Cost/Timeline |
|---|---|---|
| Permitted Areas | ITCs and SEZs only (Al Mouj Muscat, Muscat Hills, Salalah Beach Resort) | N/A |
| Minimum Investment | OMR 250,000 for residency visa eligibility | Starting point for visa application |
| Land Price Range | OMR 150,000 to OMR 2,000,000+ depending on location and size | 6.5% annual price increase in 2025 |
| Registration Fees | 3-5% of property value | OMR 4,500-100,000+ |
| Process Duration | Complete purchase process including NOC | 6-12 weeks |
| Residency Benefit | Renewable 5-10 year residence visa | OMR 500-1,000 annual fee |
| Mortgage Rates | Available for residents, starting from 4.75% | Up to 25-year terms |
Can foreigners buy land in Oman?
Yes, foreigners can legally purchase land in Oman, but only under specific conditions and in designated areas.
Foreign land ownership is permitted exclusively within Integrated Tourism Complexes (ITCs) and Special Economic Zones (SEZs). These areas allow freehold ownership, meaning you get full ownership rights including the right to sell, lease, or inherit the property.
You cannot purchase agricultural land or property in strategic locations such as military areas, historical sites, or certain governorates including Wusta, Dhahirah, and Musandam. The government restricts ownership in these areas for security and cultural preservation reasons.
As of September 2025, this legal framework remains stable and the government continues to expand approved developments within existing ITCs and SEZs to attract foreign investment.
What types of land can foreigners purchase in Oman?
Foreigners can purchase residential and commercial land within approved ITCs and SEZs.
Residential land includes plots for villas, townhouses, and apartment developments within integrated communities. These properties often come with access to shared amenities like golf courses, beaches, and recreational facilities. Commercial land allows for retail spaces, warehouses, and small business operations, but only within the boundaries of designated zones.
Agricultural land remains completely off-limits to foreign ownership, as does any property near military installations, historical sites, or in governorates like Wusta, Dhahirah, Musandam, and certain parts of Dhofar (except Wilayat Salalah). Properties on islands and around Jabal Shams and Jabal Akhdar are also restricted.
It's something we develop in our Oman property pack.
Are there specific areas where foreigners are allowed to buy land?
Foreign ownership is restricted to officially designated Integrated Tourism Complexes and Special Economic Zones.
The main areas where foreigners can currently purchase land include Al Mouj Muscat (a waterfront development), Muscat Hills (a golf resort community), Jebel Sifah (a coastal resort development), and Salalah Beach Resort in the Dhofar region. These developments offer a mix of residential and commercial opportunities with modern infrastructure and amenities.
Additional ITCs and SEZs may be designated as the government expands its foreign investment strategy. Each approved area must be officially gazetted by the Ministry of Housing and Urban Planning before foreign ownership becomes legal.
You must verify that your chosen property is within an approved zone before proceeding with any purchase, as buying outside these areas is illegal for foreigners and can result in property confiscation.
Is there a path to residency or citizenship through land ownership in Oman?
Land ownership in Oman provides a pathway to renewable residency visas but not to citizenship or permanent residency.
Purchasing property in an ITC or SEZ with a minimum investment of OMR 250,000 qualifies you for a renewable residence visa valid for 5 or 10 years. This visa allows you to sponsor family members and provides the right to live and work in Oman during the validity period.
The residency visa must be renewed periodically and is tied to your continued property ownership. If you sell the property or your investment falls below the minimum threshold, you lose eligibility for the investor residency visa. There is no direct pathway from property ownership to Omani citizenship or permanent residency status.
The annual visa fee ranges from OMR 500 to OMR 1,000, and you must maintain your property investment to keep the residency status active.
What is the process for buying land as a foreigner in Oman?
| Step | Action Required | Timeline |
|---|---|---|
| 1. Property Selection | Choose land in approved ITC/SEZ and conduct due diligence | 1-2 weeks |
| 2. NOC Application | Obtain No Objection Certificate from Ministry of Housing and Urban Planning | 2-4 weeks |
| 3. Sale Agreement | Sign Sale & Purchase Agreement with payment terms and deadlines | 1 week |
| 4. Documentation | Prepare passport, proof of funds, and supporting documents | 1 week |
| 5. Registration | Complete final registration at Ministry of Housing and Urban Planning | 1-2 weeks |
| 6. Visa Application | Submit residency visa application post-purchase (optional) | 2-4 weeks |
| Total Process | Complete land purchase from start to registration | 6-12 weeks |
What are the mandatory documents needed to buy land in Oman?
The essential documentation includes your valid passport, proof of funds, and official government approvals.
You must provide a valid passport with at least six months remaining validity, recent bank statements or investment proof showing sufficient funds for the purchase, and the Sale & Purchase Agreement outlining all terms and conditions. The No Objection Certificate from the Ministry of Housing and Urban Planning is absolutely critical and cannot be bypassed.
For corporate purchases, additional documents include commercial registration certificates, board resolutions authorizing the purchase, and detailed ownership structure documentation. High-value purchases may require independent property valuation reports to confirm fair market pricing.
All foreign documents must be properly attested and may require translation into Arabic. Keep multiple certified copies of all documents as various government departments will require originals during the registration process.
Can you buy land in Oman without being physically present in the country?
You can initiate the land purchase remotely but must be physically present for final registration and visa processing.
Remote purchases are possible through a registered Power of Attorney granted to a trusted local representative such as a lawyer or authorized agent. This person can handle negotiations, document preparation, and preliminary approvals on your behalf.
However, you must be physically present in Oman for the final property registration at the Ministry of Housing and Urban Planning. Additionally, if you plan to apply for the investor residency visa, you must be in the country to complete biometric requirements and attend the visa interview.
It's something we develop in our Oman property pack.
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.
What are the typical mistakes foreigners make when buying land in Oman?
The most common and costly mistake is failing to verify that the land is within a permitted area for foreign ownership.
Many foreigners attempt to purchase property outside ITCs and SEZs, which results in legal complications and potential property confiscation. Not obtaining the required No Objection Certificate before proceeding is another critical error that can invalidate the entire transaction.
Financial mistakes include underestimating legal and agent fees, which can add 6-10% to the total purchase cost. Many buyers also fail to conduct proper due diligence on the developer's track record and the project's completion timeline.
A significant oversight is not understanding the four-year building requirement - if you purchase land and fail to develop it within four years, you risk property forfeiture. Relying entirely on remote transactions without trusted local representation often leads to documentation errors and processing delays.
What do foreigners typically use the land for in Oman?
Most foreigners purchase land in Oman for personal and family residences rather than pure investment purposes.
Primary uses include building family villas or purchasing ready-built properties for permanent residence or extended stays. Many buyers are expatriate workers in the Gulf region seeking a stable base or retirees attracted to Oman's climate and lifestyle.
Holiday and investment properties represent the second most common use, with owners building vacation villas or purchasing apartments for rental income. The rental yields in popular areas like Al Mouj Muscat range from 4-7% annually.
Commercial ventures are less common but include small retail spaces, warehouses for import/export businesses, and hospitality-related services within the tourism complexes. All commercial activities must comply with the specific regulations of each ITC or SEZ.
How much does land generally cost in Oman, and what are the average prices?
| Location/Type | Price Range (OMR) | Notes |
|---|---|---|
| Al Mouj Muscat - Land plots | 200,000 - 800,000 | Prime waterfront location, premium pricing |
| Muscat Hills - Land plots | 150,000 - 600,000 | Golf course community, mountain views |
| Jebel Sifah - Land plots | 180,000 - 700,000 | Coastal development, marina access |
| Salalah Beach Resort | 120,000 - 400,000 | Southern location, lower cost of living |
| Ready villas (ITCs) | 300,000 - 2,000,000+ | Completed properties, immediate occupancy |
| Apartments (ITCs) | 60,000 - 700,000+ | Size and location dependent |
| Commercial land | 250,000 - 1,500,000 | Limited availability, premium locations |
What taxes, fees, and other costs are involved in buying land in Oman?
The total additional costs typically range from 8-12% of the property purchase price.
Registration fees represent the largest cost at 3-5% of the property value, ranging from OMR 4,500 to over OMR 100,000 for expensive properties. Legal fees add another 1-2% of the property value for attorney services, document preparation, and transaction oversight.
Administrative costs include OMR 500-1,000 for the No Objection Certificate, OMR 500-1,000 for annual investor visa fees, and various stamp duties and application fees totaling OMR 1,000-3,000. Real estate agent commissions typically cost 5% of the sale price.
It's something we develop in our Oman property pack.
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.
Can foreigners pay for land in cash, and is mortgage financing available to them?
Cash payments are the most common method for foreign land purchases, especially for non-residents.
Most foreign buyers pay in cash due to the complexity of obtaining mortgages without Omani residency. Cash transactions also speed up the purchase process and provide stronger negotiating positions with sellers.
Mortgage financing is available to foreigners, but most Omani banks require an existing residence permit before approving housing loans. Non-residents face significant hurdles and may need to work with international banks or specialized lenders.
Some buyers obtain mortgages from their home countries using the Omani property as collateral, while others secure financing through private lenders or developer financing schemes within specific projects.
What are the mortgage rates and conditions for foreigners looking to finance land in Oman?
Mortgage rates for eligible foreigners start from approximately 4.75% with terms up to 25 years.
Bank Dhofar and other major Omani banks offer housing loans with competitive rates, but residency status significantly impacts eligibility and terms. Residents typically qualify for better rates and higher loan-to-value ratios compared to non-residents.
Maximum borrowing amounts reach up to OMR 500,000 or more depending on the bank, your income, and the property value. Most banks require proof of stable income, existing bank relationships in Oman, and comprehensive property documentation.
Required documentation includes a valid residency permit (for most banks), income statements, property valuation reports, and insurance coverage. Non-residents may face higher down payment requirements (40-50%) and shorter repayment terms (15-20 years instead of 25 years).
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.
Foreign land ownership in Oman offers legitimate opportunities for investment and residency within designated tourism and economic zones.
Success requires careful attention to legal requirements, proper documentation, and working with experienced local professionals to navigate the 6-12 week purchase process.
Sources
- Sands of Wealth - Foreign Land Purchase Guide
- Sands of Wealth - Oman Real Estate for Foreigners
- LinkedIn - Oman Property Market Analysis
- Oman Villas - Foreign Property Purchase
- Invest Royal - Best Areas in Oman
- Sands of Wealth - Residence Visa Requirements
- Mirabello Consultancy - Property Buying Guide
- Sands of Wealth - Land Purchase Process
- Global Property Guide - Oman
- Omani Lawyer - Legal Property Guide