Buying and owning a property as a foreigner in Oman (January 2026)

Foreign ownership of residential property in Oman follows a specific framework that most buyers don't fully understand before starting their search.

This guide covers current housing prices in Oman, ownership rules, visa requirements, taxes, and the exact steps you need to follow to buy property legally in January 2026.

We constantly update this blog post to reflect the latest regulatory changes and market conditions affecting foreign buyers in the Sultanate.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Oman.

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 can I legally buy and truly own as a foreigner in Oman?

What property types can foreigners legally buy in Oman right now?

Foreigners in Oman can legally purchase apartments, townhouses, villas, serviced apartments, and residential plots, but only within government-designated areas called Integrated Tourism Complexes (ITCs) such as Al Mouj Muscat, Muscat Bay, Muscat Hills, and Jebel Sifah.

The single most important legal condition is that all foreign purchases must occur within these licensed ITC developments, because property bought outside these zones simply cannot be registered in a foreigner's name under Omani law.

Within ITCs, foreigners receive either freehold ownership or long-term usufruct rights (up to 99 years with renewal options), which function similarly to full ownership and allow you to sell, rent, or pass the property to heirs.

Agricultural land remains strictly off-limits to foreign buyers regardless of location, and properties near military bases, archaeological sites, and certain governorates including Musandam, Buraimi, and Dhahirah are also restricted.

Finally, please note that our pack about the property market in Oman is specifically tailored to foreigners.

Can I own land in my own name in Oman right now?

Outside designated zones, the answer is no: most foreign individuals cannot own land in their own name anywhere in Oman due to the Land Law (Sultani Decree 5/1980) which reserves general land ownership for Omani citizens.

Inside Integrated Tourism Complexes, however, foreigners can obtain strong, tradable ownership rights that are registered under their own name and function effectively like freehold, even though the legal structure involves usufruct rights granted by the ITC framework.

One important caveat is that buying an undeveloped plot within an ITC often comes with a mandatory construction deadline (typically four years), and failing to build within that period can lead to penalties or loss of ownership rights.

As of 2026, what other key foreign-ownership rules or limits should I know in Oman?

As of early 2026, the main additional rule foreign buyers should know is that GCC nationals enjoy broader purchasing rights than other foreigners and can buy property outside ITCs in most areas, though certain "Reserved Areas" like Al Batinah Coast and Al Gabal remain restricted even for them.

There is no specific foreign ownership quota limiting the number of units foreigners can buy in a single ITC development, but community regulations may impose restrictions on usage types or rental activities within specific buildings.

Foreign buyers must register their property with the Ministry of Housing and Urban Planning (MoHUP) to obtain a valid title deed, and this registration process requires presenting a valid passport, proof of legal entry, and sometimes source-of-funds documentation.

A notable recent change is the January 2025 fee revision by MoHUP, which reduced registration fees for Omani nationals from 2% to 1% but kept the 3% rate for foreign buyers, meaning international investors still face higher transaction costs than locals.

If you're interested, we go much more into details about the foreign ownership rights in Oman here.

What's the biggest ownership mistake foreigners make in Oman right now?

The single biggest ownership mistake foreigners make in Oman is attempting to buy property outside the approved ITC framework, often because a developer or agent assures them "it will be fine" when in fact the sale cannot be legally registered in the buyer's name.

If you make this mistake, you could end up with an unregistrable property, meaning you have no legal title, cannot sell the asset, and may lose your entire investment if disputes arise.

Other classic pitfalls specific to Oman include buying a plot without understanding the mandatory construction deadline, underestimating ongoing community service charges in managed developments, and failing to verify that the seller has cleared any existing mortgage before the transfer.

We have made this infographic to give you a quick and clear snapshot of the property market in Oman. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which visa or residency status changes what I can do in Oman?

Do I need a specific visa to buy property in Oman right now?

You do not need a specific visa type to begin the property purchase process in Oman, and technically you can buy on a tourist visa, but certain operational steps like opening a local bank account and obtaining mortgage financing become much harder without residency.

The most common administrative requirement that blocks non-residents is bank account opening, because most Omani banks require proof of residency or employment to open accounts, and you typically need a local account to complete property payments.

Oman does not require a tax ID for individual residential buyers in the way some countries do, but you will need a clear identity verification package including your passport, visa status proof, and sometimes source-of-funds documentation.

A typical document set for a foreign buyer includes a valid passport, entry visa or residency permit, proof of address (from your home country if non-resident), bank statements for source-of-funds verification, and sometimes a no-objection certificate if buying through an employer-linked arrangement.

Does buying property help me get residency and citizenship in Oman in 2026?

As of early 2026, buying property in an ITC can help you obtain long-term residency through Oman's Golden Residency program, but it does not lead to citizenship, because Oman does not offer a citizenship-by-investment pathway.

The Golden Residency program relaunched in August 2025 with a reduced investment threshold: purchasing ITC property worth at least OMR 200,000 (around USD 520,000) now qualifies you for a renewable 10-year residency permit that includes your spouse, children, and first-degree relatives.

If you purchase property worth less than OMR 200,000, you can still obtain a 2-year residency permit, renewable as long as the property remains registered in your name, which provides a more accessible entry point for smaller investors.

We give you all the details you need about the different pathways to get residency and citizenship in Oman here.

Can I legally rent out property on my visa in Oman right now?

Your visa status generally does not prevent you from renting out property in Oman if you legally own it within an ITC, though some community regulations may restrict short-term rentals or Airbnb-style letting, so always check your development's rules.

You do not need to live in Oman to rent out your property, and many foreign owners manage their investments remotely through local property management companies, which is common practice in major ITCs like Al Mouj Muscat.

Important details foreign landlords must know include the 3% municipality tax on rental income (paid by the landlord), the VAT exemption that applies to residential rent, and the upcoming personal income tax framework legislated for 2028 that may eventually affect rental profits for high earners.

We cover everything there is to know about buying and renting out in Oman here.

How does the buying process actually work step-by-step in Oman?

What are the exact steps to buy property in Oman right now?

The standard step-by-step sequence to buy property in Oman is: (1) confirm the property is in an approved ITC, (2) reserve with a deposit and get written confirmation, (3) submit KYC documents including passport and source of funds, (4) review and sign the sale and purchase agreement, (5) complete due diligence on title and encumbrances, (6) pay the purchase price (cash or mortgage drawdown), and (7) register ownership with MoHUP to receive your title deed.

You do not always need to be physically present for every step, but expect at least one in-person visit for signing formalities, bank account procedures, and final registration, unless you set up a properly attested power of attorney in advance.

The step that typically makes the deal legally binding for both parties is the signing of the sale and purchase agreement (SPA), which locks in the payment schedule, handover conditions, and penalties for non-performance.

The typical end-to-end timeline from accepted offer to final registration in Oman ranges from 4 to 12 weeks, depending on whether you're buying new-build or resale, financing with a mortgage, and how quickly document verification proceeds with MoHUP.

We have a document entirely dedicated to the whole buying process our pack about properties in Oman.

Is it mandatory to get a lawyer or a notary to buy a property in Oman right now?

Using a lawyer is not strictly mandatory for every property purchase in Oman, but it is strongly recommended, especially for resale transactions, plot purchases with development deadlines, or any deal involving special conditions that could create legal risk.

In Oman, the key difference between a notary and a lawyer is that a notary primarily handles document attestation and authentication, while a lawyer provides legal advice, contract review, title verification, and representation if disputes arise.

One key item that should be explicitly included in your lawyer's engagement scope is verification that the property is within an approved ITC and that no existing mortgage or encumbrance will block the transfer of clean title to you.

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 checks should I run so I don't buy a problem property in Oman?

How do I verify title and ownership history in Oman right now?

The official authority you should use to verify title and ownership history in Oman is the Ministry of Housing and Urban Planning (MoHUP), which maintains the national property registry where all legitimate ownership transfers are recorded.

The single key document you should request is the current title deed (ownership certificate), which confirms the registered owner's name, property boundaries, any encumbrances, and whether the unit is within an approved ITC for foreign ownership.

A realistic look-back period for ownership history checks that buyers commonly use in Oman is 10 to 15 years, which helps identify any irregular transfers, inheritance disputes, or previously cleared liens that could resurface.

One clear red-flag finding that should stop or pause your purchase is discovering an uncleared mortgage or legal charge on the property, because this means the seller does not have clean title to transfer until that encumbrance is released.

You will find here the list of classic mistakes people make when buying a property in Oman.

How do I confirm there are no liens in Oman right now?

The standard way to confirm there are no liens or encumbrances on a property in Oman is to request a title search through MoHUP or have your lawyer obtain an official encumbrance certificate showing the property's current legal status.

One common type of lien foreign buyers should specifically ask about is a bank mortgage from the seller's original financing, because if this is not cleared before transfer, the bank retains a claim on the property even after you pay the seller.

The single best form of written proof showing lien status is an official encumbrance certificate (or clearance letter) from MoHUP or the lending bank, confirming that no charges exist or that any existing mortgage will be discharged at closing.

How do I check zoning and permitted use in Oman right now?

The authority you should use to check zoning and permitted use for a property in Oman is the Ministry of Housing and Urban Planning (MoHUP), which oversees land classification and development permissions across the Sultanate.

The single document that typically confirms zoning classification is the property's title deed combined with the ITC master plan documentation, which specifies whether the unit is designated for residential, commercial, or mixed use.

One common zoning pitfall foreign buyers frequently miss in Oman is assuming a residential unit can be used for short-term vacation rentals, when in fact many ITC community regulations restrict or prohibit Airbnb-style letting without explicit approval.

Can I get a mortgage as a foreigner in Oman, and on what terms?

Do banks lend to foreigners for homes in Oman in 2026?

As of early 2026, yes, major Omani banks do lend to foreigners for home purchases, but eligibility is much easier if you are an Oman resident with documented local income, and non-residents often find cash purchases or home-country financing simpler.

The realistic loan-to-value (LTV) range that foreign borrowers most commonly see in Oman is 60% to 70%, compared to 80% or higher typically available to Omani nationals, meaning you need a larger down payment as a foreign buyer.

The single most common eligibility requirement that determines whether a foreigner qualifies is proof of Oman residency with stable local employment, because most banks require salary transfer to an Omani account and minimum income thresholds (typically OMR 1,000 to 1,500 monthly) for mortgage approval.

You can also read our latest update about mortgage and interest rates in Oman.

Which banks are most foreigner-friendly in Oman in 2026?

As of early 2026, the top three most foreigner-friendly banks for mortgages in Oman are Bank Muscat (the largest domestic lender with extensive expat experience), National Bank of Oman (NBO), and Bank Dhofar, all of which actively market home loans to resident expatriates.

The single most important feature that makes these banks more foreigner-friendly is their established processes for handling ITC property purchases and their willingness to lend to employed residents with documented salary transfers, even if they are not Omani nationals.

For non-residents (buyers without Oman residency), these banks are generally reluctant to lend, because their underwriting models rely on local employment verification and salary assignment, so cash purchases or financing from your home country are usually more practical options.

We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Oman.

What mortgage rates are foreigners offered in Oman in 2026?

As of early 2026, the typical mortgage interest rate range for foreigners in Oman is 5% to 7.5% per year, depending on your residency status, employer profile, down payment size, and whether you choose a fixed or variable rate product.

Variable-rate mortgages in Oman are typically priced as a margin above the OMIBOR benchmark (Oman's interbank rate) and may start lower than fixed rates, while fixed-rate products offer payment certainty for an initial period (often 1 to 3 years) before converting to variable.

We made this infographic to show you how property prices in Oman compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What will taxes, fees, and ongoing costs look like in Oman?

What are the total closing costs as a percent in Oman in 2026?

The typical total closing cost percentage for a foreign buyer purchasing residential property in Oman in January 2026 is around 5% to 7% of the property price for a cash purchase, or 6% to 9% if you are financing with a mortgage.

The realistic low-to-high closing cost range that covers most standard transactions in Oman is 5% at the low end (simple cash purchase with minimal legal fees) to 9% at the high end (mortgage financing with full legal support and all registration costs).

The specific fee categories that make up total closing costs in Oman include the government transfer/registration fee (3% for foreigners), legal and conveyancing fees (1% to 2%), agent commission if applicable (2% to 3%, often paid by seller), property valuation (OMR 50 to 150), and mortgage-related fees if financing (arrangement, registration, and insurance).

The single biggest contributor to closing costs for most foreign buyers is the 3% government transfer fee paid to MoHUP, which alone accounts for more than half of total transaction costs in a typical cash purchase.

If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Oman.

What annual property tax should I budget in Oman in 2026?

As of early 2026, there is no annual property tax on owner-occupied residential property in Oman, which is one of the significant cost advantages compared to many other countries, though if you rent out your property you will owe roughly 3% of rental income as a municipality tax (around OMR 600 to 1,500 per year for typical rentals, equivalent to approximately USD 1,560 to 3,900 or EUR 1,430 to 3,575).

For owner-occupied properties, the main recurring "tax-like" cost is not a government property tax but rather community service charges in managed ITC developments, which typically range from OMR 4 to 12 per square meter per year depending on the amenities and are assessed by the development management rather than the government.

How is rental income taxed for foreigners in Oman in 2026?

As of early 2026, the effective tax on foreigner rental income in Oman is primarily the 3% municipality tax on gross rent, because residential rental is VAT-exempt under the Oman Tax Authority's guidance and there is no personal income tax currently in effect (though one is legislated for 2028).

The basic filing requirement for foreign landlords is to ensure the municipality tax is paid (often handled through property management or directly registered with local authorities), and you should keep rental income records in case the personal income tax framework applies to you after 2028.

What insurance is common and how much in Oman in 2026?

As of early 2026, the typical annual insurance premium range for a standard home policy in Oman is around 0.1% to 0.3% of the property value, which translates to roughly OMR 100 to 400 per year for a mid-range apartment (approximately USD 260 to 1,040 or EUR 240 to 950).

The single most common type of property insurance coverage that owners carry in Oman is building/structure insurance, which protects against fire, natural disasters, and structural damage, and this is often required by banks if you have a mortgage.

The biggest factor that usually makes insurance premiums higher or lower for the same property type in Oman is the property's location and community (beachfront or flood-prone areas cost more), followed by the coverage level you choose and whether you bundle contents insurance with building coverage.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Oman, we always rely on the strongest methodology we can and we don't throw out numbers at random.

We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

Source Name	Why It's Authoritative	How We Used It
Ministry of Housing and Urban Planning (MoHUP)	The government body responsible for land administration, registration, and housing policy in Oman.	We used MoHUP as the reference point for official registration procedures and title documentation. We also verified which steps matter for foreign buyers completing a legal purchase.
Al Tamimi & Company	A leading regional law firm with extensive track record in GCC real estate legal analysis.	We used their legal commentary to confirm what foreigners can legally own in ITCs and usufruct structures. We also referenced their guidance on development deadlines and ownership risks.
Golden Residency Program (Official Site)	The official government platform explaining Oman's long-term residency routes for investors.	We used this to state current thresholds and benefits for property-linked residency. We also verified that property ownership supports Golden Residency applications.
Oman Tax Authority	The official tax authority publishing VAT guides and tax treatment rules.	We used their real estate VAT guide to confirm residential rental is exempt. We also clarified VAT treatment for related professional services.
Deloitte Middle East	Big-4 accounting firm providing professional interpretation of Oman tax rules.	We used their commentary to cross-check VAT guide intent and practical application. We also referenced their Golden Residency program analysis.
Central Bank of Oman (CBO)	Oman's central bank and the authority on the OMIBOR benchmark rate.	We used CBO data to explain how floating-rate mortgages are priced in Oman. We also anchored our interest rate range estimates to official benchmark structures.
Bank Muscat	The largest domestic bank and a primary mortgage lender in Oman.	We used their published home loan information to ground mortgage rate and term expectations. We also verified foreigner eligibility criteria for financing.
National Bank of Oman (NBO)	A major Omani bank with active retail mortgage products and online tools.	We used their loan calculator and product pages to validate mortgage availability for expats. We also cross-checked rate and term ranges against Bank Muscat.
Bank Dhofar	One of Oman's major banks offering retail housing finance.	We used their housing loan information as additional triangulation on mortgage terms. We also confirmed that multiple banks actively serve foreign buyers.
Oman News Agency (ONA)	Oman's official state news agency for government announcements.	We used ONA to confirm that ITCs are a formal, licensed framework rather than a marketing label. We also tracked policy announcements related to property and residency.
Muscat Daily	A major national news outlet that reports official government announcements.	We used their coverage to confirm recent MoHUP fee changes in January 2025. We also verified that fee schedules can change and buyers should confirm current rates.
Reuters	Top-tier international wire service reporting from official sources.	We used Reuters to set expectations about personal income tax timing (effective 2028). We also ensured our tax guidance reflects what applies in January 2026 versus later.
Tranio	International real estate platform with detailed buyer guides for Oman.	We used their step-by-step purchase guides to validate transaction timelines. We also cross-referenced escrow account requirements and buyer protection measures.
Middle East Briefing	Regional business publication covering GCC investment and policy developments.	We used their reporting on the August 2025 Golden Residency relaunch for updated investment thresholds. We also verified the seven qualifying investment routes.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Oman. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.