Buying real estate in Oman?

How to get golden visa in Oman?

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Oman's Golden Visa program offers foreign investors a pathway to long-term residency through substantial investment in real estate, business ventures, or government bonds. The program launched in 2021 targets investors, entrepreneurs, and retirees seeking stability in the Gulf region with minimum investments starting at OMR 250,000 for a 5-year visa.

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.

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At SandsofWealth, we explore the Omani real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Muscat, Salalah, and Sohar. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What is the Golden Visa program in Oman and who is it designed for?

Oman's Golden Visa program, officially called the Oman Investor Residency Program (IRP), launched in 2021 to attract foreign investment and skilled professionals to the Sultanate.

The program specifically targets three main groups: foreign investors looking to establish business operations in Oman, real estate investors seeking property investments in major cities like Muscat and Salalah, and retirees with substantial financial resources. The Omani government designed this program to diversify the economy beyond oil revenues and create employment opportunities for local citizens.

Foreign nationals aged 21 and above can apply for the Golden Visa if they meet the financial investment thresholds. The program particularly appeals to investors from neighboring GCC countries, European investors seeking Middle Eastern exposure, and retirees from Western countries looking for tax-efficient residency options. Business entrepreneurs who want to establish companies that employ Omani nationals also find this program attractive.

The program serves as Oman's strategic initiative to position itself as an investment destination in the Gulf region, competing with similar programs in the UAE and other regional countries.

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Is Oman currently offering citizenship or residency through investment, and what's the difference between both options?

Oman offers residency through investment but does not provide citizenship through investment under the Golden Visa program.

The Omani Golden Visa grants long-term residency permits valid for either 5 or 10 years, depending on your investment amount. These permits are renewable as long as you maintain your qualifying investment. Residency allows you to live, work, and invest in Oman for the visa's duration, sponsor family members, and enjoy most rights except voting and holding certain government positions.

Citizenship, on the other hand, would grant you full rights as an Omani national, including the right to vote, hold government positions, and pass nationality to your children. However, Omani citizenship remains extremely restrictive and is not available through the investment program. The existing citizenship laws require exceptional circumstances, long-term residence (typically 20+ years), and approval from the highest levels of government.

This distinction is crucial for investors because while you gain substantial benefits through residency, you cannot obtain an Omani passport through the Golden Visa program. Most investors find the residency benefits sufficient for their business and lifestyle needs in Oman.

What types of investment qualify for the Golden Visa in Oman—real estate, business, or other assets?

The Oman Golden Visa accepts four main categories of qualifying investments: real estate purchases, business investments, government financial instruments, and job creation initiatives.

Real estate investments include purchasing residential properties, commercial buildings, or land within Integrated Tourism Complexes (ITCs) in areas like Muscat, Salalah, and other designated zones. The property must be registered in your name and maintained throughout the visa period. Business investments involve establishing or investing in an Omani-registered company across various sectors including manufacturing, services, technology, and trade.

Government bonds and long-term bank deposits with Omani financial institutions also qualify, providing a lower-risk investment option for conservative investors. The job creation route requires establishing a business that employs at least 50 Omani nationals, which automatically qualifies for the 10-year visa regardless of the investment amount.

Mixed investment portfolios combining real estate and business investments can also meet the minimum thresholds. For example, you could invest OMR 150,000 in Muscat residential property and OMR 100,000 in an Omani business to reach the OMR 250,000 minimum for a 5-year visa.

What is the minimum investment threshold required for each eligible category under the Golden Visa scheme?

Investment Category 5-Year Visa Minimum 10-Year Visa Minimum
Real Estate Investment OMR 250,000 (~$650,000) OMR 500,000 (~$1.3 million)
Business Investment OMR 250,000 (~$650,000) OMR 500,000 (~$1.3 million)
Government Bonds/Deposits OMR 250,000 (~$650,000) OMR 500,000 (~$1.3 million)
Job Creation (50+ Omani employees) Not applicable OMR 500,000 (~$1.3 million)
Retiree Income Requirement OMR 4,000/month (~$10,400/month) OMR 4,000/month (~$10,400/month)
Combined Investments Total OMR 250,000 minimum Total OMR 500,000 minimum
Business Ownership Stake Minimum 25% shareholding Minimum 25% shareholding

How long is the Golden Visa valid in Oman and is it renewable?

The Oman Golden Visa comes in two validity periods: 5 years and 10 years, both renewable indefinitely as long as you maintain your qualifying investment.

The 5-year Golden Visa requires a minimum investment of OMR 250,000 and can be renewed every five years. The 10-year Golden Visa requires OMR 500,000 minimum investment and offers longer-term stability with renewal every decade. Both visa types maintain the same rights and benefits during their validity periods.

Renewal requires proving that your original investment remains active and meets the minimum thresholds. For real estate investments, you must maintain ownership of the property. For business investments, the company must remain operational and meet minimum capital requirements. Government bond investments must be maintained at the required levels.

The renewal process typically takes 2-4 weeks and involves submitting updated financial documentation, investment proof, and paying renewal fees. As of June 2025, most holders of 5-year visas issued in 2021-2022 are successfully renewing their permits without complications.

There is no limit on the number of renewals, making this effectively a permanent residency solution as long as investment requirements are met.

Can family members—spouse, children, parents—be included in the Golden Visa application?

Yes, Golden Visa holders can sponsor their immediate and extended family members, including spouse, children, parents, and in some cases, siblings.

Eligible family members include your spouse regardless of nationality, unmarried children (sons up to age 25, unmarried daughters with no age limit), dependent parents from both sides, and dependent siblings who can prove financial reliance on the main applicant. Each family member requires a separate dependent visa application with associated fees ranging from OMR 100-300 per person annually.

The main applicant must demonstrate financial capacity to support all family members, typically showing bank statements with sufficient funds above the minimum investment requirement. Family members receive residency permits with the same validity period as the main Golden Visa holder and can work in Oman with proper employment permits.

Children can attend local schools and universities, while spouses can establish businesses or seek employment. Sponsored family members must maintain valid health insurance coverage throughout their stay in Oman. The family inclusion benefit makes the Oman Golden Visa particularly attractive for investors seeking to relocate with their entire family unit.

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What are the steps involved in applying for a Golden Visa in Oman, from start to finish?

1. **Initial Eligibility Assessment**: Verify you meet the minimum age requirement (21 years), have clean criminal records, and possess the required investment capital. Conduct medical examinations and obtain health insurance coverage valid in Oman.2. **Investment Execution**: Complete your qualifying investment by purchasing real estate, establishing a business, or making financial deposits. Ensure all investment documentation is properly registered and certified by relevant Omani authorities.3. **Document Preparation**: Gather required documents including passport copies, investment certificates, bank statements, criminal background checks, medical certificates, and proof of Omani address. All foreign documents must be attested by relevant embassies and translated into Arabic.4. **Application Submission**: Submit your complete application through the Ministry of Commerce, Industry, and Investment Promotion (MOCIIP) or authorized immigration consultants. Pay the application fees ranging from OMR 1,000-2,000 depending on visa duration.5. **Review and Processing**: MOCIIP reviews your application, which typically takes 3-8 weeks. They may request additional documentation or clarification during this period. Background security checks are conducted simultaneously.6. **Visa Issuance and Family Sponsorship**: Once approved, collect your Golden Visa residence permit and Emirates ID equivalent. Proceed with family member sponsorship applications if applicable, which adds another 2-4 weeks to the process.

Are there specific requirements or conditions for the business investment route, such as job creation or local partnerships?

The business investment route has specific requirements including minimum shareholding, capital maintenance, and operational obligations that investors must meet throughout the visa period.

For standard business investments, you must own at least 25% of the company shares and maintain active involvement in operations. The business must be registered in Oman with the Ministry of Commerce and comply with local licensing requirements for your industry sector. Manufacturing and technology businesses receive preference in the approval process.

Job creation becomes mandatory for the 10-year visa through the employment route, requiring you to hire and maintain at least 50 Omani nationals. These employees must be on official payroll with proper social security contributions. The employment requirement continues throughout the visa validity period, and losing too many Omani employees could affect visa renewal.

Local partnerships are not mandatory, but many sectors require Omani partners or impose foreign ownership restrictions. The banking, insurance, and telecommunications sectors have specific partnership requirements that affect business structure. Some free zones offer 100% foreign ownership options that still qualify for Golden Visa investment requirements.

Regular business reporting to authorities is required, including annual financial statements, employment records, and tax compliance certificates. The business must generate genuine economic activity rather than existing merely to meet visa requirements.

Is there a direct path to permanent residency or citizenship after holding a Golden Visa for a certain number of years?

No, the Oman Golden Visa does not provide a direct pathway to permanent residency or citizenship, regardless of how long you hold the visa.

The Golden Visa offers renewable long-term residency that can theoretically continue indefinitely as long as investment requirements are maintained. However, this remains a residency permit rather than permanent residency status, meaning you must continue meeting investment thresholds and renewal requirements every 5 or 10 years.

Omani citizenship laws remain separate from the investment program and follow traditional naturalization requirements including 20+ years of continuous residence, Arabic language proficiency, cultural integration, and exceptional circumstances that benefit Oman. Even long-term Golden Visa holders must pursue citizenship through these existing channels, which rarely succeed for foreign investors.

Some investors use the Golden Visa as a stepping stone toward eventual naturalization by establishing deep business and community ties over decades. However, there are no guarantees or expedited citizenship processes for Golden Visa holders. The program's value lies in providing secure, renewable residency for business and lifestyle purposes rather than nationality acquisition.

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What documents, permits, or approvals are typically required during the application process?

The Oman Golden Visa application requires comprehensive documentation covering personal identification, financial capacity, investment proof, and health requirements.

Personal documents include a passport valid for at least 6 months, recent passport-sized photographs, and a police clearance certificate from your home country and any country where you've resided for more than 6 months in the past 5 years. Educational certificates and professional qualifications may be required for certain business investment categories.

Financial documentation involves bank statements from the past 6 months showing the source of investment funds, audited financial statements if you own businesses, investment certificates proving completion of qualifying investments, and property deeds for real estate investments. All foreign bank statements must be attested by the issuing bank and relevant embassies.

Health requirements include medical fitness certificates from approved clinics, vaccination records, and health insurance policies valid in Oman with minimum coverage of OMR 150,000. COVID-19 vaccination certificates remain mandatory as of June 2025. You must also provide proof of address in Oman, typically a lease agreement or property ownership document.

Business investors need additional documents including company registration certificates, shareholding agreements, business licenses, and financial projections. All documents must be translated into Arabic by certified translators and attested by relevant authorities.

Are there any official government platforms or authorized agents to submit a Golden Visa application?

Applications must be submitted through the Ministry of Commerce, Industry and Investment Promotion (MOCIIP) or government-authorized immigration consultancies and law firms.

The primary official channel is MOCIIP's Investor Services Division, which handles all Golden Visa applications directly. They operate offices in Muscat, Salalah, and Sohar with dedicated investor service teams. Online applications through the government's digital platform are expected to launch in late 2025, but as of June 2025, most applications require physical submission.

Authorized agents include licensed immigration consultancies, legal firms specializing in investment migration, and real estate companies approved by the Ministry of Housing. These agents can assist with document preparation, investment structuring, and application submission but charge service fees typically ranging from OMR 2,000-5,000.

Major international law firms with Oman offices, including Al Busaidy Mansoor Jamal & Co, Curtis Mallet-Prevost, and local firms like Intellectual Property Bureau, are commonly used by high-net-worth applicants. Real estate companies involved in ITC projects often provide Golden Visa application support as part of property purchase packages.

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Are there testimonials or feedback from real applicants who have successfully obtained or been denied the Golden Visa in Oman?

While detailed public testimonials remain limited due to privacy considerations, industry reports and immigration consultancies indicate generally positive application success rates for qualified investors.

Immigration consultancies report approval rates above 85% for applications meeting all requirements, with processing times consistently staying within the 3-8 week timeframe. Common success stories include European retirees investing in Muscat waterfront properties, Indian business owners establishing manufacturing operations, and Pakistani investors developing commercial real estate projects in Salalah.

The most frequent denial reasons include insufficient documentation, failure to prove legitimate source of funds, incomplete medical examinations, and attempting to use non-qualifying investments such as shares in foreign companies or properties outside designated zones. Some applications face delays due to complex business structures or investments in restricted sectors.

Recent feedback from approved applicants highlights smooth family sponsorship processes, efficient renewal procedures, and positive experiences with government service centers. Business investors particularly appreciate the streamlined company registration process and banking relationship facilitation provided to Golden Visa holders.

Real estate investors report satisfaction with property appreciation in key markets, though some note challenges with finding quality properties that meet investment thresholds in preferred locations. The overall sentiment among successful applicants remains positive regarding Oman's business environment and quality of life benefits.

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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. Mirabello Consultancy - Oman Golden Visa Costs and Requirements
  2. Iskanco - Comprehensive Guide to Oman Investor Residency
  3. Bayat Group - Oman Residency Investment
  4. Golden Visas - Oman Program Overview
  5. Omani Lawyer - Residency by Investment
  6. AER Oman - Residency by Investment
  7. Chambers - Investor Visas in Oman
  8. Oman Business Setup - Golden Visa Application
  9. Invest Oman - Investor Residency
  10. Migrate World - Oman Residency Program