How to buy a house in Oman?

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.

How this content was created 🔎📝

At Sands of Wealth, 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 Nizwa. 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.

Is it actually easy for a foreigner to buy a house in Oman compared to western countries?

Buying property in Oman as a foreigner is more restrictive than most Western countries but straightforward within the allowed zones.

Unlike Western nations where foreigners can typically buy almost anywhere, Oman limits foreign ownership to designated Integrated Tourism Complexes (ITCs) and Special Economic Zones (SEZs). This restriction significantly narrows your options compared to countries like the US, UK, or Australia where geographic limitations are rare.

However, within these designated zones, the process is actually quite streamlined and secure. The Omani government has created a clear regulatory framework specifically for foreign buyers, with transparent procedures and strong legal protections. As of September 2025, the system offers more certainty than some emerging markets but less flexibility than established Western property markets.

The trade-off is clear: fewer location options but a more regulated, secure purchasing environment once you're within the approved zones.

What types of properties are foreigners legally allowed to buy, and what is strictly off-limits?

Foreigners can only purchase freehold property within ITCs and SEZs, covering both residential and commercial real estate.

Property Type	Allowed/Forbidden	Specific Details
Residential (Villas, Apartments)	Allowed in ITCs/SEZs	Full freehold ownership rights
Commercial (Offices, Shops)	Allowed in ITCs/SEZs	Can be used for business purposes
Agricultural Land	Strictly Forbidden	No exceptions regardless of investment amount
Strategic Locations	Strictly Forbidden	Military, government, or sensitive areas
General Properties Outside ITCs	Strictly Forbidden	Includes most traditional neighborhoods
Townhouses in ITCs	Allowed	Popular option for families
Beachfront Properties	Allowed in designated ITCs	Limited to approved coastal developments

What are the exact steps in the buying process from start to finish?

The property purchase process in Oman follows eight clear steps, typically taking 1-3 months from start to finish.

You begin by selecting a property within an approved ITC or SEZ, usually working with a licensed real estate agent. The next step involves reserving your chosen property with a 10% deposit, followed by signing a preliminary agreement or Memorandum of Understanding (MoU) with the deposit held in secure escrow.

Due diligence comes next, where your lawyer conducts title and legal checks to ensure the property is unencumbered and the seller has the right to sell. After clearing these checks, you sign the final purchase agreement in Arabic with an English translation, make the remaining payments, and transfer funds to the seller through official channels.

The process concludes with registering the property with the Ministry of Housing, who issues your title deed, and if applicable, applying for a residency permit using your new title deed as supporting documentation.

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

What documents do I need to prepare, and which ones are mandatory versus optional?

The documentation requirements are extensive, with several mandatory documents and others that depend on your specific situation.

1. **Mandatory Documents:** - Valid passport (and Oman ID if you're already a resident) - Proof of funds including bank statements and mortgage approval if financing - No Objection Certificate (NOC) from the Ministry of Housing - Signed sale agreement and title deed documents - Property registration forms completed in Arabic2. **Situational Documents:** - Marital and birth certificates (required if applying for family residency) - Legal affidavit (required for female buyers in some cases) - Commercial registration (if purchasing through a company) - Power of attorney (if you're not physically present during purchase) - All non-Arabic documents must be officially attested and translated

Can I buy a property in Oman without physically being in the country?

Yes, you can purchase property in Oman remotely through a properly authorized representative.

The process requires you to grant a power of attorney to a trusted representative in Oman, which must be notarized and attested according to Omani legal requirements. This representative can handle all aspects of the transaction on your behalf, including signing documents, making payments, and completing the registration process.

However, the power of attorney document itself must be prepared with extreme care, clearly outlining the scope of authority and properly authenticated through your home country's embassy or consulate. Many buyers choose to use their lawyer as the authorized representative, as they're already familiar with the legal requirements and transaction details.

While remote purchase is legally possible, being physically present for at least the final signing can provide additional security and peace of mind, especially for first-time buyers in Oman.

What are the classic mistakes or pitfalls foreigners usually make when buying in Oman?

Foreign buyers commonly make five critical errors that can delay or derail their property purchase.

1. **Assuming nationwide purchase rights** - Many foreigners expect to buy anywhere in Oman like in Western countries, only to discover the ITC/SEZ restrictions late in their search process.2. **Inadequate due diligence** - Skipping proper legal checks or using inexperienced lawyers can lead to title issues, undisclosed encumbrances, or problems with property registration.3. **Unsafe money transfers** - Transferring funds to unlicensed agents or personal accounts instead of using official escrow systems puts your entire investment at risk.4. **Document preparation failures** - Overlooking the attestation and translation requirements for foreign documents can cause significant delays and additional costs.5. **Underestimating total costs and timelines** - Failing to budget for all fees, taxes, and processing times can create financial strain and unrealistic expectations about completion dates.

How trustworthy are real estate agents, and what's the best way to find a reliable one?

Real estate agent trustworthiness varies significantly, making proper vetting essential for a successful transaction.

Always work with agents who hold valid licenses from the Ministry of Housing and are affiliated with recognized brokerages or recommended directly by ITC developers. Request to see their registration credentials and verify their standing with local real estate associations.

Reliable agents will always use official escrow systems for deposits and payments, provide clear written agreements, and be willing to work transparently with your lawyer throughout the process. Avoid agents who pressure you to transfer money to personal accounts, refuse to provide proper documentation, or discourage you from conducting due diligence.

The best approach is to work with agents who have established track records with foreign buyers and can provide references from previous clients, particularly those from your home country or similar backgrounds.

Will the Omani legal system protect me if something goes wrong with the purchase?

The Omani legal system provides reasonable protection for foreign property buyers, especially within the regulated ITC framework.

The government has established transparent procedures for property registration and ownership transfer, with official escrow systems and Ministry oversight providing security during transactions. If disputes arise, foreign buyers have access to Omani civil courts, though proceedings may be lengthy and require translation services.

However, prevention remains better than litigation. The key to legal protection lies in working with qualified local lawyers who understand both Omani property law and international buyer needs. These professionals can navigate the system effectively and help resolve issues before they escalate to court proceedings.

The regulated nature of ITCs also provides an additional layer of protection, as these developments operate under closer government scrutiny and typically maintain higher standards than general real estate markets.

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.

What precautions should I take before signing or transferring money?

Taking proper precautions before financial commitments can save you from costly mistakes and legal complications.

First, always verify the seller's legal title to the property and confirm they have the unencumbered right to sell. This requires a thorough title search conducted by your lawyer, checking for any mortgages, liens, or legal disputes affecting the property.

Never transfer money directly to sellers or agents outside of official escrow accounts or banking systems. All payments should go through regulated channels with proper documentation and receipts. Review all contracts carefully in both Arabic and English versions, ensuring they match exactly and contain all agreed terms.

Schedule a final property inspection before signing, checking for any undisclosed issues or changes since your initial viewing. Finally, ensure your lawyer has completed all due diligence requirements and received necessary clearances from relevant authorities before proceeding with the transaction.

How long does the whole process typically take from choosing a property to ownership transfer?

The complete process typically takes 1-3 months, with timing largely dependent on due diligence thoroughness and Ministry processing speeds.

Property selection and reservation usually happen within days or weeks, depending on your decisiveness and market availability. The preliminary agreement and deposit phase adds another 1-2 weeks, while due diligence can take 2-4 weeks depending on the complexity of title checks and legal reviews.

Final agreement signing and fund transfers typically require 1-2 weeks, followed by Ministry registration and title deed issuance taking 2-4 weeks. If you're applying for residency permits based on your property purchase, this adds another 4-6 weeks to the overall timeline.

Factors that can extend the process include incomplete documentation, complex financing arrangements, title issues requiring resolution, or delays in government processing during peak periods or holidays.

What taxes, fees, and hidden costs should I expect, with a full breakdown?

Total costs typically range from 5-7% of the property value, with registration fees being the largest expense.

Cost Type	Amount/Rate	Payment Details
Registration Fee	3% of property value	Paid to Ministry upon registration
Legal Fees	1-2% or flat rate	Paid to your lawyer for services
Real Estate Agent Fee	1-2% (if buyer pays)	Often paid by seller, but negotiable
Escrow/Admin Charges	OMR 250-1,000	Varies by ITC and transaction size
Document Translation	OMR 50-200	For attestation and legal translations
Annual Property Tax	None for individuals	No ongoing tax burden
Service/Maintenance Fees	Annual, varies by ITC	Compulsory in most developments

Can I buy with cash, and if I want a mortgage, what are the real conditions, rates, and tips for foreigners to actually get one?

Cash purchases are fully supported and often preferred, while mortgages are available but come with specific requirements for foreign buyers.

For cash transactions, you simply need to demonstrate legitimate source of funds through bank statements and anti-money laundering compliance. This approach offers the fastest processing and strongest negotiating position with sellers.

Mortgage financing is available from local Omani banks offering 50-70% loan-to-value ratios at 4-6% annual interest rates as of September 2025. However, foreign buyers face stricter requirements including minimum income thresholds, employment stability proof, and detailed financial documentation. Not all banks lend to non-residents, so pre-qualifying with multiple lenders is essential.

Tips for mortgage approval include maintaining strong relationships with international banks that have Omani operations, providing comprehensive income documentation from your home country, and working with mortgage brokers familiar with foreign buyer requirements. Pre-approval, while not always mandatory, significantly strengthens your purchase position and negotiating power.

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

Is there any residency or citizenship path linked to buying property, and what are the limits?

Property investment provides access to renewable residency permits but does not lead to Omani citizenship.

Foreign buyers who invest OMR 250,000 or more in qualifying properties can apply for renewable residency permits lasting 2-10 years, covering the investor and immediate family members. These permits remain valid as long as you maintain property ownership and meet renewal requirements.

However, this residency does not constitute a pathway to permanent residency or citizenship, regardless of how long you maintain the investment. The permits must be renewed periodically, and losing the property investment typically results in losing residency rights.

The residency benefits include the right to live in Oman, sponsor family members, and in some cases, engage in business activities. But unlike some other Gulf countries, Oman does not offer investor pathways to permanent legal status or citizenship through real estate investment.

Where do foreigners usually buy property in Oman, and why are those areas popular?

Foreign buyers concentrate in four main ITCs, each offering distinct advantages for different lifestyles and investment goals.

Al Mouj Muscat remains the most popular choice, offering waterfront living close to Muscat International Airport with a well-established expat community and modern amenities. The development provides marina access, international schools, and strong resale potential due to its prime location and infrastructure.

Muscat Hills and Saraya Bandar Jissah cater to luxury buyers seeking golf course communities and resort-style living. These developments offer higher-end amenities, exclusive environments, and appeal to buyers prioritizing lifestyle over proximity to commercial centers.

Salalah Beach Resort attracts buyers seeking tropical climate and beach living at more affordable prices compared to other Gulf destinations. The southern location provides a different climate experience and growing tourism infrastructure, making it popular for both vacation homes and rental investment properties.

These areas succeed because they combine international-standard amenities with established expat communities, strong property management, and proven track records for both capital appreciation and rental yields in the Omani market.

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. UInvest Group - Can Foreigners Buy Property in Oman
2. Sands of Wealth - Oman Real Estate for Foreigners
3. Sands of Wealth - Moving to Oman Property Guide
4. Sands of Wealth - Foreign Land Purchase in Oman
5. Arab MLS - Foreigner Property Purchase Oman
6. Skyland Oman - Residency Investment Guide
7. Sands of Wealth - Oman Residence Visa Requirements
8. Mirabello Consultancy - Property Buying Guide
9. Invest Royal - Legal Property Procedures
10. Omani Lawyer - Property Purchase Guide