How profitable are Airbnb rentals in Oman? (2026)

If you are considering running an Airbnb in Oman in 2026, you probably want to know whether it is legal, how much you can earn, and what property type works best.

This article covers Airbnb regulations, revenue and expense figures, neighborhood competition data, and property recommendations based on actual short-term rental performance in Oman.

We constantly update this post to reflect the latest changes affecting Airbnb hosts in Oman.

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.

Can I legally run an Airbnb in Oman in 2026?

Is short-term renting allowed in Oman in 2026?

As of the first half of 2026, short-term rentals are not banned in Oman, but the government treats paid tourist accommodation as a regulated activity requiring licensing from the Ministry of Heritage and Tourism.

The main legal framework is the Tourism Law (Royal Decree 69/2023), which establishes that you cannot operate a tourism activity without Ministry approval.

Hosts must obtain a tourism permit before listing, and since January 2025, you must display your MOHT license number on all online listings per ministerial circular 2023/32/6421.

Hosts without proper permits risk fines and enforcement action, particularly for properties on major platforms like Airbnb and Booking.com.

For a more general view, you can read our article detailing what exactly foreigners can own and buy in Oman.

If you are an American, you might want to read our blog article detailing the property rights of US citizens in Oman.

Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Oman as of 2026?

As of the first half of 2026, Oman does not enforce minimum stay requirements or nights-per-year caps like the 90-day limits in some Western cities; the system focuses on whether you hold proper licensing.

These rules do not differ by property type or residency status because Oman's framework is license-driven, meaning apartments, townhouses, and villas all need Ministry approval.

Since there is no numeric cap, hosts do not need to track rental nights for cap compliance, though records are needed for tax purposes.

Do I have to live there, or can I Airbnb a secondary home in Oman right now?

Oman's framework focuses on whether you operate a licensed tourism activity, not whether it is your primary residence, so there is no requirement to live in the property.

Secondary homes can legally operate as short-term rentals if you obtain the required tourism permit and comply with building-level rules set by community management.

No additional permits target non-primary residence rentals nationally, but many ITC community regulations restrict Airbnb-style letting without HOA approval.

The main difference between primary and secondary home rentals is operational: managing remotely typically requires hiring local property management.

Can I run multiple Airbnbs under one name in Oman right now?

Oman has no "one-host-one-home" rule, so multiple listings under one name are legally possible if each property is properly licensed with the Ministry of Heritage and Tourism.

There is no maximum number of properties one person can list nationally, though scaling beyond 2-3 units transitions you into a small hospitality operation.

Each property needs its own tourism permit, but there are no additional licensing layers triggered by having multiple units.

Do I need a short-term rental license or a business registration to host in Oman as of 2026?

As of the first half of 2026, hosts need a tourism permit from the Ministry of Heritage and Tourism and must register their lease agreement with the local municipality.

The process involves submitting an application with property details, undergoing an inspection for health and safety compliance, and receiving your permit once standards are met.

Required documents include property ownership documentation, proof of safety compliance, identification, and tax registration if annual income exceeds 38,500 OMR ($100,000).

Hosts should budget for application fees, inspection costs, and renewal expenses as part of operating costs.

Are there neighborhood bans or restricted zones for Airbnb in Oman as of 2026?

As of the first half of 2026, Oman has no city-level "Airbnb banned" zones, but restrictions come from building-level rules and master-community regulations.

The strictest restrictions occur in certain ITCs where community management bans short-term letting, so parts of Al Mouj, Muscat Bay, or Muscat Hills may have building-specific bans.

These restrictions exist because HOAs want to maintain residential character and consistent standards, so always check with building management before purchasing.

How much can an Airbnb earn in Oman in 2026?

What's the average and median nightly price on Airbnb in Oman in 2026?

As of the first half of 2026, average nightly prices range from 23 to 70 OMR ($60 to $180 / 55 to 165 EUR), with Muscat averaging 27 OMR ($70 / 65 EUR) and Salalah near 61 OMR ($159 / 145 EUR) but with much lower occupancy.

The typical range covering 80% of listings falls between 17 and 58 OMR ($43 to $150 / 40 to 140 EUR), with apartments lower and villas higher.

Location has the biggest impact on pricing: premium coastal areas like Al Mouj versus central neighborhoods like Al Khuwair or Ghubrah.

By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Oman.

How much do nightly prices vary by neighborhood in Oman in 2026?

As of the first half of 2026, nightly prices vary by 100%+ between neighborhoods, with Al Mouj averaging 42 to 50 OMR ($110 to $130 / 100 to 120 EUR) while Al Khuwair or Ghubrah average 23 to 31 OMR ($60 to $80 / 55 to 75 EUR).

The three highest-priced neighborhoods are Al Mouj at 46 OMR ($120 / 110 EUR), Shatti Al Qurum at 42 OMR ($110 / 100 EUR), and Muscat Hills at 38 OMR ($100 / 90 EUR), benefiting from coastal access and modern amenities.

More affordable areas include Seeb at 23 OMR ($60 / 55 EUR), Azaiba at 25 OMR ($65 / 60 EUR), and Muttrah at 27 OMR ($70 / 65 EUR), still attracting guests seeking airport convenience or local authenticity.

What's the typical occupancy rate in Oman in 2026?

As of the first half of 2026, typical occupancy averages 35% to 45%, with Muscat at 36% to 44% year-round and Salalah at only 25% to 35% due to Khareef seasonality.

The realistic range covering most listings is 25% to 55%, with weaker properties at the low end and well-optimized Muscat listings at the high end.

Oman's Airbnb occupancy is lower than the 53% to 55% hotel sector average, reflecting the fragmented nature of short-term rental demand.

Location combined with operational excellence is the biggest factor for above-average occupancy: prime areas with professional photos, fast responses, and self-check-in outperform consistently.

What's the average monthly revenue per listing in Oman in 2026?

As of the first half of 2026, average monthly revenue ranges from 1,150 to 2,100 OMR ($3,000 to $5,500 / 2,750 to 5,000 EUR), with Muscat averaging 1,400 to 1,900 OMR ($3,700 to $5,000 / 3,400 to 4,600 EUR).

The range covering 80% of listings is 770 to 2,500 OMR ($2,000 to $6,500 / 1,850 to 6,000 EUR), from small apartments in weak locations to 2-3 bedroom properties in premium areas.

Top listings achieve 2,900 to 4,200 OMR ($7,500 to $11,000 / 6,900 to 10,000 EUR) monthly during peak seasons. A top performer at 4,000 OMR monthly generates roughly 48,000 OMR ($125,000) annually before expenses.

Finally, note that we give here all the information you need to buy and rent out a property in Oman.

What's the typical low-season vs high-season monthly revenue in Oman in 2026?

As of the first half of 2026, high season in Muscat reaches 2,100 to 2,900 OMR ($5,500 to $7,500 / 5,000 to 6,900 EUR) while low season drops to 1,200 to 1,800 OMR ($3,200 to $4,600 / 2,900 to 4,200 EUR), a 40% to 60% swing.

Muscat high season runs November through March with a January boost from Muscat Nights, while low season covers May through September. Salalah reverses this pattern with Khareef peak from June to September.

What's a realistic Airbnb monthly expense range in Oman in 2026?

As of the first half of 2026, monthly operating expenses range from 350 to 1,200 OMR ($910 to $3,120 / 835 to 2,860 EUR), covering utilities, cleaning, maintenance, platform fees, and taxes.

The largest expense is AC electricity at 100 to 400 OMR ($260 to $1,040 / 240 to 955 EUR) monthly depending on property size, followed by cleaning costs that scale with occupancy.

Hosts should expect to spend 25% to 45% of gross revenue on expenses, with apartments lower and villas with pools higher.

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

What's realistic monthly net profit and profit per available night for Airbnb in Oman in 2026?

As of the first half of 2026, monthly net profit ranges from 370 to 1,350 OMR ($970 to $3,500 / 890 to 3,200 EUR), with profit per available night at 12 to 45 OMR ($32 to $117 / 29 to 107 EUR).

The range covering most listings is 200 to 1,500 OMR ($520 to $3,900 / 475 to 3,575 EUR), varying by location, property type, and operational efficiency.

Hosts typically achieve 45% to 65% net profit margins, with well-managed prime properties at the higher end.

Break-even occupancy sits around 18% to 25%, meaning 5 to 8 booked nights monthly to cover fixed costs, which most listings exceed even in low season.

In our property pack covering the real estate market in Oman, we explain the best strategies to improve your cashflows.

How competitive is Airbnb in Oman as of 2026?

How many active Airbnb listings are in Oman as of 2026?

As of the first half of 2026, Oman has approximately 700 to 900 active Airbnb listings, with Muscat at 700 to 800 and Salalah at roughly 90 to 100.

This has grown modestly as Oman's tourism expanded with hotel guests up 11% and hospitality revenue up 18% through 2025. The trend suggests continued gradual expansion.

Which neighborhoods are most saturated in Oman as of 2026?

As of the first half of 2026, the most saturated neighborhoods are Al Mouj, Al Khuwair, Ghubrah, Shatti Al Qurum, and Seeb in Muscat, where apartment listings create intense competition.

These saturated because they combine newer buildings, expat density, beach or business district access, and foreign ownership eligibility in places like Al Mouj.

Undersaturated opportunities include Muttrah for heritage-seekers, Bausher for budget travelers, and outer Seeb areas with lighter competition but corporate demand.

What local events spike demand in Oman in 2026?

As of the first half of 2026, main demand spikes come from Muscat Nights 2026 (January 1-31, eight venues, 2+ million visitors) and Salalah Khareef season (late June to early September, nearly one million visitors).

During peak events, hosts see bookings increase 30% to 60% and can raise rates 20% to 40% without impacting occupancy, especially for family properties.

Adjust pricing 2-4 weeks before events: mid-December for Muscat Nights, late May for Khareef.

What occupancy differences exist between top and average hosts in Oman in 2026?

As of the first half of 2026, top hosts achieve 55% to 65% occupancy, roughly 15-20 points above average hosts at 35% to 44% in Muscat.

Average hosts get 11-13 booked nights monthly while top performers reach 17-20 nights, a substantial revenue difference compounding annually.

New hosts typically need 6-12 months to reach top-performer levels, depending on how quickly they accumulate reviews and optimize operations.

We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Oman.

What amenities do nearly all competitors offer in Oman right now?

Nearly all competitive listings offer strong AC, fast Wi-Fi, dedicated parking, washer/dryer, and well-equipped kitchens.

Differentiating amenities include self-check-in, blackout curtains, dedicated workspace, and pool/gym access in managed communities.

Which price points are most crowded, and where's the "white space" for new hosts in Oman right now?

The most concentrated range is 19 to 31 OMR ($50 to $80 / 46 to 73 EUR) where mid-market apartments compete heavily.

Crowded pricing clusters at 23-27 OMR ($60-$70) for basic 1-bedrooms, while white space exists at 38-58 OMR ($100-$150) for family-ready 2-3 bedrooms in premium-but-not-luxury areas.

New hosts can compete in the higher segment with family-friendly layouts, Omani design touches, and work-trip-friendly setups in Al Khuwair or Ghubrah.

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 property works best for Airbnb demand in Oman right now?

What bedroom count gets the most bookings in Oman as of 2026?

As of the first half of 2026, 1-bedroom and 2-bedroom properties get the most bookings as they match couples, solo business travelers, and small families.

Booking breakdown: studios at 10%, 1-bedrooms at 35%, 2-bedrooms at 35%, and 3+ bedrooms at 20%, though larger properties achieve higher revenue per booking.

The 1-2 bedroom sweet spot works because Muscat's demand mixes corporate travelers, couples, and small families needing compact accommodation.

What property type performs best in Oman in 2026?

As of the first half of 2026, apartments perform best overall with consistent occupancy and lower costs, though townhouses suit families and villas achieve premium rates.

Occupancy by type: apartments at 38% to 46%, townhouses at 34% to 42%, villas at 30% to 40%, reflecting different guest segments and price sensitivity.

Apartments outperform because they match Muscat's business and couples demand, have simpler operations with lower utility costs, and concentrate in managed communities.

What location traits boost bookings in Oman right now?

In Muscat, booking boosters are coastal access with walkability, fast airport access for business travelers, and proximity to corporate hubs like Al Khuwair and Madinat Al Sultan Qaboos.

In Salalah, key traits are Khareef convenience near Wadi Darbat and Al Mughsail Beach, family practicality with parking and groceries, and larger layouts for multi-generational travel.

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.

Source	Why It's Authoritative	How We Used It
Tourism Law (Royal Decree 69/2023)	Published text of Oman's Tourism Law tied to a Royal Decree.	We used it to define "tourism activity" under national law and frame hosting compliance requirements.
Tourism Law PDF	Hosted on official Oman government domain with operative regulatory text.	We confirmed licensing requirements and referenced tourism service charge concepts.
Gov.om Tourism Services	Official e-government portal showing actual licensing workflows.	We verified formal licensing flows as practical evidence of compliance operationalization.
Gov.om 4% Tourism Tax	Official government service page describing tourism tax and payment.	We estimated tourism-sector charges hosts may face and factored them into expense projections.
NCSI Hotel Statistics	Oman's official statistics agency providing government data.	We benchmarked hotel performance as a travel demand proxy for 2026.
Central Bank of Oman Peg	Central bank's official currency peg explanation.	We converted USD-based metrics into OMR consistently throughout.
AirDNA Muscat Overview	Widely used STR analytics provider with published methodology.	We used it for Muscat STR benchmarks: occupancy, ADR, and monthly revenue.
AirDNA Methodology	Vendor's own metric definitions.	We interpreted ADR, occupancy, and revenue metrics accurately.
AirROI Salalah Stats	STR analytics aggregating millions of listings.	We contrasted Salalah's seasonal pattern against Muscat's steadier market.
Muscat Daily - Muscat Nights	Major local newspaper with event dates and details.	We identified the January 2026 demand spike from Muscat Nights.
Ministry of Heritage and Tourism	Official ministry responsible for tourism policy.	We grounded "who regulates what" for tourism activity.
PwC Tax Summaries - Oman	Global tax firm with high professional scrutiny.	We built conservative expense assumptions based on their tax overview.
Airbnb Muscat Inventory	The platform itself showing actual listings.	We cross-checked which property types dominate the market.
Cavendish Maxwell Report	Regional real estate consultancy publishing research.	We triangulated hospitality demand drivers and seasonality assumptions.
LodgeCompliance Oman	Specializes in tracking STR regulations worldwide.	We verified licensing requirements and absence of nights-cap regulations.
Oman Property Investment	Property investment guidance for ITCs.	We understood community rules restricting short-term rentals.
Zawya Hotel Statistics	Leading Middle East business news platform.	We verified 10.9% guest increase and 55.4% occupancy through November 2025.
Khaleej Times - Khareef	Major UAE newspaper with regional tourism coverage.	We verified Khareef visitor numbers and seasonal demand patterns.