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Everything you need to know before buying real estate is included in our Oman Property Pack
Moving to Oman and purchasing property as a foreigner is entirely possible, but it requires understanding the country's specific regulations and investment zones.
As of June 2025, foreign nationals can legally buy freehold property in Oman, but only within designated Integrated Tourism Complexes (ITCs) such as Al Mouj Muscat, Muscat Hills, and Salalah Beach. Property ownership in these areas also grants you and your immediate family a renewable two-year residence permit, making it an attractive option for those seeking both investment and relocation opportunities.
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.
Foreigners can buy freehold property in Oman within designated Integrated Tourism Complexes, which automatically grants a renewable residence permit for property owners and their families.
The purchase process typically takes 1-3 months and involves a 3% registration fee, with no annual property taxes, making Oman an attractive destination for international property investment.
| Aspect | Details | Requirements/Costs |
|---|---|---|
| Property Ownership | Freehold only in ITCs | Designated zones only |
| Residence Permit | 2-year renewable | Property ownership required |
| Purchase Timeline | 1-3 months | Due diligence dependent |
| Registration Fee | 3% of property value | Paid by buyer |
| Property Tax | None for individuals | No annual fees |
| Mortgage Options | 50-70% LTV available | 4-6% interest rates |
| Popular Areas | Al Mouj, Muscat Hills, Salalah | Premium pricing |
What kind of visa or residence permit do I need to live in Oman long-term?
To live in Oman long-term as a foreigner, you need a residence permit, which can be obtained through employment, investment, or property ownership.
Property buyers who purchase freehold property within an Integrated Tourism Complex (ITC) automatically qualify for a two-year renewable residence permit for themselves and their immediate family members. This permit remains valid as long as you maintain ownership of the property.
For larger investments, Oman offers long-term investor visas valid for 5 or 10 years for those investing OMR 250,000 or OMR 500,000 respectively. These investment amounts can include real estate purchases within the designated zones.
The residence permit through property ownership is renewable every two years and provides legal residency status, allowing you to live, work, and travel freely in and out of Oman.
It's something we develop in our Oman property pack.
Can foreigners legally buy property in Oman, and if so, what types of properties are available to them?
Yes, foreigners can legally buy property in Oman, but only within designated Integrated Tourism Complexes (ITCs).
Within these ITCs, foreign nationals can purchase freehold residential and commercial properties including luxury villas, apartments, townhouses, and commercial units. The properties come with full ownership rights, meaning you own both the building and the land permanently.
Outside of ITCs, foreigners are generally limited to long-term leasehold arrangements (usufruct rights) rather than full ownership. These leasehold agreements can extend up to 99 years but don't provide the same ownership security as freehold properties.
The ITCs are specifically designed to attract foreign investment and include world-class amenities such as golf courses, marinas, beaches, and resort facilities. Properties in these developments are typically higher-end and come with maintenance services and community management.
Where are the most popular or recommended areas for foreigners to buy property in Oman?
The most popular areas for foreign property buyers are the designated Integrated Tourism Complexes, each offering unique advantages.
| ITC Development | Location | Key Features |
|---|---|---|
| Al Mouj Muscat | Muscat | Premier waterfront community, luxury amenities, golf course |
| Muscat Hills | Muscat | Gated community, championship golf course, mountain views |
| Salalah Beach | Salalah | Coastal living, cooler climate, tourist appeal |
| Jebel Sifah | Near Muscat | Scenic coastal resort, marina, mountain backdrop |
| Yiti | Muscat area | Emerging luxury development, future growth potential |
| Saraya Bandar Jissah | Muscat | Beachfront resort community, luxury hotels |
| Omagine | Muscat | Mixed-use development, entertainment complex |
Can I buy a property in Oman without physically being there, or is an in-person visit required?
You can initiate and largely complete the property purchase process from abroad, though certain final steps typically require your physical presence or a power of attorney arrangement.
The initial stages including property selection, reservation, and preliminary contracts can all be handled remotely with the assistance of a licensed real estate agent and legal representative. Many buyers successfully manage the early phases of their purchase from overseas.
However, finalizing the sale contract, registering the property with the Ministry of Housing, and applying for your residence permit generally require you to be present in person. Alternatively, you can grant power of attorney to a trusted legal representative to complete these steps on your behalf.
If you choose the power of attorney route, ensure you work with a reputable law firm and verify all documentation thoroughly. This approach allows for complete remote purchasing but requires careful selection of your legal representatives.
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What is the step-by-step process for purchasing property in Oman as a foreigner?
The property purchase process in Oman follows a structured seven-step approach that typically takes 1-3 months to complete.
- Choose a Property in an ITC: Work with a licensed real estate agent to select a property within a designated Integrated Tourism Complex that meets your needs and budget.
- Reserve the Property: Pay a reservation deposit, usually 10% of the purchase price, to secure the unit and remove it from the market temporarily.
- Sign a Sales Agreement: Execute a preliminary agreement (Memorandum of Understanding) with the seller, with your deposit held in a secure escrow account.
- Conduct Due Diligence: Your lawyer verifies the property's title, legal status, and any encumbrances with the Ministry of Housing and Urban Planning.
- Finalize the Sale Contract: Sign the final sale contract in Arabic (with English translation) and transfer the remaining purchase funds to the seller's designated account.
- Register the Property: Submit the contract to the Ministry of Housing for official registration and receive your title deed bearing your name as the legal owner.
- Apply for Residency: Use your title deed to apply for a residence permit for yourself and your immediate family members through the Royal Oman Police.
What documents do I need to prepare to legally buy property in Oman?
The documentation requirements for property purchase in Oman are comprehensive and must be prepared in advance to ensure a smooth transaction.
Essential personal documents include your passport copy, existing residency card if you're already in Oman, and proof of funds such as bank statements or mortgage pre-approval letters. You'll also need marriage and birth certificates for family members if applying for family residence permits.
Legal documents required include a No Objection Certificate (NOC) from the Ministry of Housing, the signed Sale and Purchase Agreement, and ultimately the registered title deed. Female buyers may need to provide a legal affidavit of social status depending on their circumstances.
If purchasing through a company structure, you'll need commercial registration documents and board resolutions authorizing the purchase. All foreign documents typically require attestation and translation into Arabic.
It's something we develop in our Oman property pack.
How long does the property purchase process typically take from start to finish?
The complete property purchase process in Oman typically takes between 1 to 3 months from initial offer to final registration.
Straightforward transactions with cash buyers and clear property titles can be completed in as little as 4-6 weeks. However, transactions involving mortgage financing, complex due diligence, or power of attorney arrangements may extend to 3 months or slightly longer.
The timeline can be affected by several factors including the efficiency of document preparation, the responsiveness of all parties involved, and the current workload at the Ministry of Housing for registration purposes. Properties in established ITCs with clear titles typically process faster than new developments.
Working with experienced local professionals including licensed real estate agents and qualified lawyers can significantly streamline the timeline and help avoid common delays in the process.
What are all the fees, taxes, and hidden costs involved in buying and owning property in Oman?
Property purchase and ownership costs in Oman are relatively straightforward with no annual property taxes for individual owners.
| Cost Type | Amount | Paid By |
|---|---|---|
| Registration/Transfer Fee | 3% of property value | Buyer |
| Legal Fees | 1-2% of property value | Buyer |
| Agent Commission | Typically 5% | Usually seller |
| Property Tax (Annual) | None for individuals | N/A |
| Capital Gains Tax | None for individuals | N/A |
| Rental Income Tax | 3% if applicable | Owner |
| Maintenance Fees | Varies by development | Owner |
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Is it possible for foreigners to get a mortgage in Oman, and what are the rates, requirements, and best practices for that?
Foreign nationals can obtain mortgages in Oman, though requirements are stricter than for local citizens.
Local banks including Bank Muscat, HSBC Oman, and National Bank of Oman offer mortgage products covering 50-70% of the property value for non-resident foreigners. Interest rates typically range from 4-6% annually with repayment terms up to 15 years.
Minimum requirements usually include an annual income of at least $50,000, a down payment of 30-50% of the property value, and a strong credit history. Banks may also require proof of employment, salary certificates, and bank statements covering the previous 6-12 months.
Best practices include working with banks experienced in foreign client transactions, preparing all documentation in advance, and considering developer financing options which may offer more flexible terms such as 20% upfront with the balance spread over 3-5 years.
Are real estate agents in Oman generally reliable, and how can I avoid scams or untrustworthy brokers?
Real estate agents in Oman are generally reliable when properly licensed, but due diligence is essential to avoid potential issues.
Only work with agents registered with the Ministry of Housing and Urban Planning who can provide valid licensing credentials. Reputable agents will have established offices, professional websites, and verifiable references from previous clients.
To avoid scams, never transfer money without a signed contract and proper escrow arrangements. Verify all property documents through your independent lawyer rather than relying solely on the agent's assurances. Be cautious of agents pressuring for immediate decisions or requesting unusual payment methods.
Red flags include agents unwilling to provide licensing information, properties priced significantly below market value, or requests for payments outside of established banking channels. Always conduct independent verification of property ownership and legal status.
It's something we develop in our Oman property pack.
Will the legal system in Oman protect foreign buyers, and what precautions should I take to ensure a safe transaction?
Omani law provides solid protection for foreign buyers within the designated ITC zones, with the Ministry of Housing overseeing property registration and resolving disputes.
The legal framework for foreign property ownership is well-established and enforced, with clear procedures for registration, transfer, and dispute resolution. Property rights are protected under Omani law once properly registered with the Ministry of Housing.
Essential precautions include hiring a qualified local lawyer to conduct title searches and verify all documentation. Ensure all contracts are properly translated and understood before signing. Use established escrow services for fund transfers rather than direct payments to sellers.
Consider drafting a will to specify inheritance arrangements, as Omani inheritance law may otherwise apply Sharia principles to your estate. Maintain comprehensive insurance coverage for your property and keep all original documentation in secure locations.
Does owning property in Oman offer a path to residency or citizenship for foreigners?
Property ownership in Oman provides a path to residency but not to citizenship for foreign nationals.
Owning freehold property within an ITC automatically grants you and your immediate family members (spouse and unmarried children) a renewable two-year residence permit. This permit can be renewed indefinitely as long as you maintain property ownership.
The residence permit allows you to live in Oman, travel freely in and out of the country, and in some cases, work or establish businesses. However, this residency is tied to property ownership and does not provide a pathway to Omani citizenship.
For longer-term residency options, investors can apply for 5-year or 10-year investor visas by investing OMR 250,000 or OMR 500,000 respectively. These investments can include real estate purchases but require higher investment thresholds than the standard property-based residency.
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.
Moving to Oman and purchasing property offers foreign nationals an excellent opportunity to gain residency in a stable, growing Middle Eastern nation.
As we reach mid-2025, the combination of no property taxes, renewable residency permits, and access to high-quality developments in ITCs makes Oman an increasingly attractive destination for international property investors.
Sources
- The Wandering Investor - How to Obtain Residency in Oman
- Omnia Capital Group - Buying Property in Oman Guide
- Resfix - Guide for Expats Buying Real Estate in Oman
- Mirabello Consultancy - A Guide to Buying Property in Oman
- Omani Lawyer - Buy Property in Oman
- Sands of Wealth - Oman Real Estate for Foreigners
- Bayut - Where Can Expats Buy Property in Oman
- Al Tamimi - Foreign Ownership of Real Estate in Oman
- Global Property Guide - Oman Taxes and Costs
- Crown Continental - Buying Property in Oman 2025 Guide