Authored by the expert who managed and guided the team behind the Oman Property Pack
Yes, the analysis of Muscat's property market is included in our pack
Buying property in Muscat as a foreigner is not impossible, but it comes with real risks that many people only discover after they have lost money or time.
This guide explains the scams, grey areas, and pitfalls that specifically affect foreign buyers in Muscat in 2026, so you know exactly where to focus your attention and what to avoid.
We constantly update this blog post to reflect the latest changes in Oman's real estate market and regulations.
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 Muscat.
How risky is buying property in Muscat as a foreigner in 2026?
Can foreigners legally own properties in Muscat in 2026?
As of early 2026, foreigners can legally own freehold property in Muscat, but only within designated Integrated Tourism Complexes (ITCs) such as Al Mouj Muscat, Muscat Hills, and Muscat Bay.
The main restriction in Muscat is that non-Omanis cannot buy property outside these specific ITC zones, and certain areas like Musandam and Buraimi are completely off-limits to foreign ownership under Royal Decree 29/2018.
When direct ownership is restricted, foreigners in Muscat sometimes explore usufruct arrangements (long-term land use rights) or purchasing through a locally registered company, though both routes require careful legal guidance and come with their own limitations.
Neighborhoods where foreigners commonly buy in Muscat include Al Mouj (The Wave), Muscat Hills, and Bousher, all of which have established processes for foreign ownership registration with the Ministry of Housing and Urban Planning.
What buyer rights do foreigners actually have in Muscat in 2026?
As of early 2026, foreigners who purchase property correctly within ITCs in Muscat have full ownership rights including the ability to sell, lease, or bequeath their property, backed by the Real Estate Register System under Royal Decree 2/98.
If a seller breaches a contract in Muscat, foreigners can pursue legal action through Omani courts and also file complaints with the Consumer Protection Authority, but enforcement depends heavily on having properly registered documentation and a bilingual contract.
The most common buyer right that foreigners mistakenly assume they have in Muscat is the ability to buy anywhere in the city, when in reality ownership is strictly limited to ITC zones and anything outside those areas is legally void for non-Omanis.
How strong is contract enforcement in Muscat right now?
Contract enforcement for real estate transactions in Muscat is generally reliable compared to many emerging markets, with the World Justice Project Rule of Law Index and World Bank governance indicators placing Oman in a mid-to-strong position, though outcomes are slower and more dependent on documentation quality than in places like the UK or Germany.
The main weakness in contract enforcement that foreigners should be aware of in Muscat is that disputes involving unregistered agreements, verbal promises, or payments made outside official channels can be extremely difficult to resolve, leaving buyers with little legal recourse.
By the way, we detail all the documents you need and what they mean in our property pack covering Muscat.
Buying real estate in Muscat can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in Muscat right now?
Are scams against foreigners common in Muscat right now?
Real estate scams targeting foreigners in Muscat are common enough that you should assume you will encounter at least one attempt during your property search, especially if you are searching online or dealing with agents remotely.
The type of property transaction most frequently targeted by scammers in Muscat is the off-plan purchase or rental deposit scenario, where urgency and distance make it easier to pressure buyers into sending money before proper verification.
The profile of foreign buyer most commonly targeted by scammers in Muscat is someone searching from abroad, unfamiliar with MOHUP verification processes, and under time pressure to secure a property before arriving in Oman.
The single biggest warning sign that a deal may be a scam in Muscat is when the seller or agent pushes you to pay a deposit or "reservation fee" to a personal bank account before you have verified ownership through official Ministry of Housing channels.
What are the top three scams foreigners face in Muscat right now?
The top three scams that foreigners most commonly face when buying property in Muscat are: (1) seller or landlord impersonation, where someone pretends to own a property and collects deposits; (2) forged or altered title deed documents sent via WhatsApp or email; and (3) off-plan payment abuse, where developers or marketers collect funds outside proper escrow accounts.
The most common scam in Muscat typically unfolds with a convincing listing on social media or a property portal, followed by friendly communication, then urgent pressure to "secure" the property with a deposit before another buyer takes it, with payment directed to a personal account that the scammer controls.
The single most effective way to protect yourself from each of these three scams in Muscat is: for impersonation, always verify ownership through MOHUP registry services before any payment; for document forgery, never trust photos or PDFs and insist on official verification; for off-plan abuse, confirm the developer's escrow account is registered under Royal Decree 30/2018 before transferring funds.
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.
How do I verify the seller and ownership in Muscat without getting fooled?
How do I confirm the seller is the real owner in Muscat?
The standard verification process to confirm the seller is the real owner in Muscat involves requesting the property's official identifiers and having your lawyer verify ownership through the Ministry of Housing and Urban Planning's Real Estate Registry services.
The official document foreigners should check to verify ownership in Muscat is the title deed (ownership certificate) registered with MOHUP, which can be confirmed through the property file viewing service rather than relying on photos or scanned copies sent by the seller.
The most common trick fake sellers use to appear legitimate in Muscat is presenting convincing but altered title deed PDFs or claiming to have power of attorney from an "owner abroad," and this happens often enough that you should treat any deal without direct MOHUP verification as high risk.
Where do I check liens or mortgages on a property in Muscat?
The official registry where you check liens or mortgages on a property in Muscat is the Ministry of Housing and Urban Planning's Real Estate Registry, which records mortgage registrations, property seizures, and other encumbrances tied to each property file.
When checking for liens in Muscat, you should specifically request confirmation of any active mortgages, registered seizures, and pending legal claims, ideally through a lawyer who can access the property file directly through MOHUP channels.
The type of lien or encumbrance most commonly missed by foreign buyers in Muscat is the off-plan project financing exposure, where the developer's debt obligations can affect your unit even if your individual title appears clean.
It's one of the aspects we cover in our our pack about the real estate market in Muscat.
How do I spot forged documents in Muscat right now?
The most common type of forged document used in property scams in Muscat is the fake or altered title deed sent as a photo or PDF, and this happens often enough that you should never trust any ownership document unless verified directly through MOHUP.
Specific red flags that indicate a document may be forged in Muscat include: the seller resisting official verification, payment instructions that go to personal accounts, last-minute changes to bank details, and any pressure to complete the transaction before you can "talk to a lawyer or the ministry."
The official verification method you should use to authenticate documents in Muscat is to have your lawyer request the property file directly through MOHUP's Real Estate Registry services and compare it against any documents the seller has provided.
Get the full checklist for your due diligence in Muscat
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Muscat?
What hidden costs surprise foreigners when buying a property in Muscat?
The three most common hidden costs that foreigners overlook when buying property in Muscat are: the 3% government transfer fee (around OMR 3,000 / USD 7,800 / EUR 7,150 on a OMR 100,000 property), legal and translation fees of 1 to 2% of the property value, and community or maintenance charges in ITC developments (typically OMR 4 per square meter annually).
The hidden cost most often deliberately concealed by sellers or agents in Muscat is outstanding community service charges or maintenance arrears that the buyer inherits upon purchase, and this happens commonly enough that you should always request a clearance certificate before closing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Muscat.
Are "cash under the table" requests common in Muscat right now?
"Cash under the table" requests are not the norm in formal ITC developments or through established developers in Muscat, but they sometimes happen in secondary-market deals or informal channels, often framed as "a discount if you pay this way."
The typical reason sellers give for requesting undeclared cash payments in Muscat is to reduce the official transaction value and therefore lower the transfer fees owed to MOHUP, or to avoid documentation that might affect their tax position.
The legal risks foreigners face if they agree to an undeclared cash payment in Muscat include having no legal recourse if the deal goes wrong, potential fraud charges, and the very real possibility that your ownership registration will not reflect what you actually paid, leaving you exposed.
Are side agreements used to bypass rules in Muscat right now?
Side agreements are sometimes used to bypass rules in Muscat property transactions, though they are less common in formal ITC developments and more likely to appear in informal deals or secondary-market purchases.
The most common type of side agreement used to circumvent regulations in Muscat is a separate "reservation" or "furnishing" letter that promises refunds, upgrades, or eligibility arrangements that are not enforceable through the official registered contract.
The legal consequences foreigners face if a side agreement is discovered by authorities in Muscat include the agreement being declared void (meaning you lose whatever you paid under it), potential fines, and in cases involving ownership eligibility violations, the entire transaction could be nullified under Royal Decree 29/2018.
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.
Can I trust real estate agents in Muscat in 2026?
Are real estate agents regulated in Muscat in 2026?
As of early 2026, real estate agents in Muscat are regulated by the Ministry of Housing and Urban Planning, and a new comprehensive Real Estate Regulation Law (Royal Decree 79/2025) enters into force on March 10, 2026, which consolidates brokerage rules and strengthens oversight.
A legitimate real estate agent in Muscat should have a brokerage registration card issued by MOHUP, and brokerage companies must be registered in the ministry's approved list with at least 80% Omanization among their brokers.
Foreigners can verify whether an agent is properly licensed in Muscat by checking the Ministry of Housing and Urban Planning's website, where the list of approved real estate brokerage companies and licensed brokers should be publicly available.
Please note that we have a list of contacts for you in our property pack about Muscat.
What agent fee percentage is normal in Muscat in 2026?
As of early 2026, the normal agent fee percentage in Muscat typically falls around 2% of the purchase price for most residential transactions, though this can vary depending on the deal structure and whether there are multiple agents involved.
The typical range of agent fee percentages that covers most transactions in Muscat is 2% to 3%, with the exact rate depending on the property type, whether it is a new development or resale, and the negotiation between parties.
In Muscat, the seller typically pays the agent fee in most transactions, but this is negotiable and some deals split the commission between buyer and seller, so you should confirm who pays what in writing before proceeding.
Get the full checklist for your due diligence in Muscat
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Muscat?
What structural inspection is standard in Muscat right now?
The standard structural inspection process for property purchases in Muscat varies by property type: newer ITC developments often rely on developer warranties, while older properties in areas like Qurum, Al Khuwair, or Azaiba require independent professional inspections.
A qualified inspector in Muscat should check the structural foundation, waterproofing (especially important given coastal humidity and salt air), A/C system condition, plumbing and electrical installations, and any signs of water damage or previous leaks.
The type of professional qualified to perform structural inspections in Muscat is a licensed civil engineer or a certified building inspector, ideally one with experience in the local climate conditions and construction methods used in Oman.
The most common structural issues that inspections reveal in Muscat properties are water ingress through roofs and balconies, A/C system degradation due to heavy use in the heat, and corrosion in metal fittings caused by the humid coastal environment.
How do I confirm exact boundaries in Muscat?
The standard process for confirming exact property boundaries in Muscat is to request the official property file from MOHUP's Real Estate Registry, which contains the registered plot or unit details, rather than relying on what you see on the ground.
The official document that shows the legal boundaries of a property in Muscat is the title deed and attached survey plan registered with the Ministry of Housing and Urban Planning, which your lawyer should obtain and verify before closing.
The most common boundary dispute that affects foreign buyers in Muscat is assuming that the physical fence line or wall represents the legal boundary, when in reality encroachments or informal expansions may have occurred without proper registration.
The professional you should hire to physically verify boundaries on the ground in Muscat is a licensed surveyor who can compare the actual site measurements against the official registered documents and flag any discrepancies.
What defects are commonly hidden in Muscat right now?
The top three defects that sellers commonly conceal from buyers in Muscat are: water ingress from roofs or bathrooms patched cosmetically for viewings, failing A/C compressors masked during short property visits, and outstanding maintenance or service charge arrears in managed developments.
The inspection technique that helps uncover hidden defects in Muscat is visiting the property at different times of day (to check A/C performance under heat), requesting maintenance records, and having a professional inspector use moisture detection tools on walls and ceilings.
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.
What insider lessons do foreigners share after buying in Muscat?
What do foreigners say they did wrong in Muscat right now?
The most common mistake foreigners say they made when buying property in Muscat is trusting the agent's assurances or WhatsApp screenshots instead of insisting on official MOHUP verification before paying any deposit.
The top three regrets foreigners most frequently mention after buying in Muscat are: (1) paying deposits too early from abroad before proper verification, (2) assuming a property was legal for foreign ownership just because it was marketed in English, and (3) not hiring an independent lawyer before signing anything.
The single piece of advice experienced foreign buyers most often give to newcomers in Muscat is to act like you have infinite time, because scammers rely on urgency and legitimate sellers will wait for proper due diligence.
The mistake foreigners say cost them the most money or caused the most stress in Muscat is discovering after payment that the property was in a restricted zone where foreign ownership is prohibited, leaving them with no legal recourse to recover their funds.
What do locals do differently when buying in Muscat right now?
The key difference in how locals approach buying property in Muscat compared to foreigners is that Omanis treat MOHUP registry verification as a routine first step rather than an optional extra, and they rarely pay deposits based on photos or agent assurances alone.
The verification step locals routinely take that foreigners often skip in Muscat is confirming the seller's identity and ownership status directly through MOHUP channels before any discussion of price or payment, which catches most impersonation attempts immediately.
The local knowledge or network advantage that helps locals get better deals in Muscat is understanding which ITC developments have smoother processes for registration and resale, knowing which agents have MOHUP registration, and having personal connections who can vouch for a seller's legitimacy before any money changes hands.
Don't buy the wrong property, in the wrong area of Muscat
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 Muscat, 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 | Why it's authoritative | How we used it |
|---|---|---|
| Ministry of Housing & Urban Planning (MOHUP) | This is the government ministry that runs Oman's official real estate registry. | We used it to map the exact verification services available to buyers in Muscat. We then built our ownership confirmation and anti-fraud guidance around these official channels. |
| Royal Decree 12/2006 | This is the primary legal text that created the ITC foreign ownership framework. | We used it to anchor what "legal ownership" means for non-Omanis in Muscat. We translated that into practical guidance on where foreigners can actually buy. |
| Royal Decree 29/2018 | This is the law specifying where non-Omanis are prohibited from owning property. | We used it to explain why some deals that look normal can be legally impossible for foreigners. We added restricted-zone checks to the due diligence guidance. |
| Royal Decree 30/2018 | This is the law that introduced escrow controls for off-plan real estate projects. | We used it to describe what protections buyers should expect when buying off-plan in Muscat. We added escrow verification to the scam prevention checklist. |
| World Justice Project Rule of Law Index 2025 | This is a globally recognized index that benchmarks justice systems across countries. | We used it to provide a reality-checked view of contract enforcement in Oman. We translated "rule of law" into what it means for buyers if a dispute happens. |
| Oman Observer | This is a major national newspaper reporting on real estate scam patterns and arrests. | We used it to identify the most common scam shapes targeting foreigners in Muscat. We converted those patterns into practical prevention steps. |
| Muscat Daily | This is a long-established local newspaper with credible fraud magnitude reporting. | We used it to justify a high-vigilance approach for any property transaction initiated online. We tailored that to property-specific verification habits. |
| Trowers & Hamlins | This is a reputable international law firm explaining how Oman's escrow rules work. | We used it to bridge "the law exists" into "what protections you should see in paperwork." We designed the off-plan due diligence questions from their analysis. |
| BSA Law | This is a regional law firm with detailed analysis of the new Real Estate Regulation Law. | We used it to explain the upcoming regulatory changes effective March 2026. We incorporated their insights into agent regulation and oversight guidance. |
| Consumer Protection Authority (CPA) | This is the government regulator handling consumer complaints in Oman. | We used it to show buyers have a formal complaint pathway beyond arguing with agents. We incorporated CPA escalation into the scam-response guidance. |
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.
Related blog posts