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Oman does not offer a traditional "lifetime visa" through property investment, but provides renewable long-term residency permits for foreign property investors.
As of June 2025, foreign investors can obtain 5-year or 10-year renewable residency permits by purchasing property worth OMR 250,000 to OMR 500,000 (approximately USD 650,000 to USD 1.3 million) in designated areas, primarily Integrated Tourism Complexes.
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Oman offers renewable residency permits through property investment with minimum thresholds of OMR 250,000 for 5-year permits and OMR 500,000 for 10-year permits.
While there is no official "lifetime visa," these permits can be renewed indefinitely as long as the investment is maintained, making them effectively long-term residency solutions.
| Investment Type | Minimum Investment | Residency Duration | Renewal | Family Inclusion |
|---|---|---|---|---|
| Property in ITC | OMR 250,000 (USD 650,000) | 5 years | Renewable | Spouse & children |
| Property in ITC | OMR 500,000 (USD 1.3M) | 10 years | Renewable | Spouse & children |
| Business Investment | OMR 250,000 (USD 650,000) | 5 years | Renewable | Spouse & children |
| Business Investment | OMR 500,000 (USD 1.3M) | 10 years | Renewable | Spouse & children |
| Government Bonds | OMR 250,000-500,000 | 5-10 years | Renewable | Spouse & children |
| Job Creation | 50 Omani jobs | 10 years | Renewable | Spouse & children |
| Citizenship Path | Not available | N/A | N/A | N/A |
What visa and residency options does Oman offer for foreign property investors?
Oman provides the Investor Residency Program (IRP) for foreign property investors, offering 5-year or 10-year renewable residency permits.
The IRP allows foreigners to obtain residency through property purchases in designated areas, primarily Integrated Tourism Complexes (ITCs) like Al Mouj Muscat and Muscat Bay. Unlike traditional "Golden Visa" programs, Oman's system focuses on renewable long-term residency rather than permanent residence or citizenship pathways.
Property investors can choose between two main investment thresholds: OMR 250,000 (approximately USD 650,000) for 5-year residency or OMR 500,000 (approximately USD 1.3 million) for 10-year residency. The permits are managed by the Royal Oman Police in coordination with the Ministry of Commerce, Industry, and Investment Promotion (MOCIIP).
As we reach mid-2025, the program has gained popularity among international investors seeking stable residency in the Gulf region. The permits allow multiple entries and exits from Oman throughout the validity period, making them suitable for both investors who wish to relocate and those maintaining international lifestyles.
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Is there an official Golden Visa or Citizenship by Investment program in Oman?
Oman does not offer an official "Golden Visa" or citizenship by investment program in the traditional sense.
The country's Investor Residency Program functions similarly to Golden Visa schemes in other countries but with key differences. Unlike the UAE's Golden Visa or Portugal's Golden Residence Permit, Oman's program does not lead to permanent residence or citizenship. The permits are renewable but require maintaining the qualifying investment throughout the residency period.
Omani nationality laws are particularly stringent, and dual citizenship is generally not permitted under current regulations. Foreign investors cannot obtain Omani citizenship through investment, regardless of the amount invested or duration of residency. The focus remains strictly on residency benefits rather than naturalization pathways.
As of June 2025, government officials have indicated no plans to introduce citizenship by investment options, maintaining the current renewable residency model for foreign investors.
Can you obtain lifetime residency in Oman through property purchase?
Oman does not offer official "lifetime residency" through property purchase, but provides indefinitely renewable permits.
The current system issues 5-year or 10-year residency permits that can be renewed as long as the qualifying property investment is maintained. Renewal fees are OMR 250 for 5-year extensions and OMR 500 for 10-year extensions, making the effective cost of "lifetime" residency manageable for most investors.
Property owners must retain ownership of their qualifying investment throughout their residency period. Selling the property that qualified for residency typically results in permit cancellation unless replaced with another qualifying investment. The government has not placed limits on the number of renewals possible, making these permits effectively long-term solutions.
Investors who purchased properties in 2018 when the program launched have successfully renewed their permits multiple times, demonstrating the practical longevity of this residency route. The process has remained consistent and reliable throughout the program's operation.
What is the minimum investment threshold for real estate residency?
| Residency Duration | Minimum Investment (OMR) | Minimum Investment (USD) | Application Fee | Renewal Fee |
|---|---|---|---|---|
| 5 years | 250,000 | 650,000 | OMR 326 | OMR 250 |
| 10 years | 500,000 | 1,300,000 | OMR 551 | OMR 500 |
| Business Alternative (5 years) | 250,000 | 650,000 | OMR 326 | OMR 250 |
| Business Alternative (10 years) | 500,000 | 1,300,000 | OMR 551 | OMR 500 |
| Job Creation Route | N/A (50 Omani jobs) | Variable | OMR 551 | OMR 500 |
| Government Bonds | 250,000-500,000 | 650,000-1,300,000 | OMR 326-551 | OMR 250-500 |
Which zones and property types qualify for investment residency?
Integrated Tourism Complexes (ITCs) are the primary zones where foreigners can purchase property for residency qualification.
Major qualifying ITCs include Al Mouj Muscat, Muscat Bay, Juweira Boutique Hotel, and The Wave Muscat. These developments offer freehold ownership rights to foreigners and automatically qualify for the residency program when meeting investment thresholds. Properties within ITCs range from apartments and villas to commercial units and land plots.
Outside ITCs, foreigners can invest in residential or commercial properties in certain areas, but these require special approvals and must meet higher scrutiny standards. Non-ITC properties typically require case-by-case evaluation by MOCIIP and may involve additional documentation and approval processes.
Industrial properties and hotel investments can also qualify but follow different regulatory pathways. Manufacturing facilities, logistics centers, and hospitality projects may qualify under business investment categories rather than pure real estate routes.
As of June 2025, the government has expanded qualifying zones to include certain areas in Salalah and Sohar, broadening options for investors beyond the Muscat region.
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What are the exact steps to apply for residency through property investment?
The application process involves five main steps managed through government channels.
First, purchase a qualifying property in an ITC or approved zone meeting the minimum investment threshold of OMR 250,000 or OMR 500,000. Ensure the property title deed clearly shows your ownership and the purchase price meets residency requirements. Legal representation during purchase is recommended to ensure compliance with residency qualification criteria.
Second, gather required documentation including valid passport, property title deed, property valuation certificate, medical certificate from an approved clinic, and proof of financial means. Additional documents may include marriage certificate for spouse sponsorship and birth certificates for dependent children.
Third, submit the application to the Royal Oman Police immigration department or through the online portal system. The application must include details of family members seeking residency and pay the required fees (OMR 326 for 5-year permits, OMR 551 for 10-year permits).
Fourth, await processing which typically takes 30-90 days depending on application complexity and current processing volumes. Authorities may request additional documentation or clarification during this period. Fifth, upon approval, collect residency permits and complete any final registration requirements including Emirates ID equivalent registration.
Is there a business investment alternative and what are its requirements?
Business investment provides an alternative route to property investment with similar residency benefits.
Investors can establish or invest in companies with minimum capital of OMR 250,000 for 5-year residency or OMR 500,000 for 10-year residency. The business must be approved by MOCIIP and operate in sectors aligned with Oman's economic diversification goals, including manufacturing, technology, logistics, or services.
Alternatively, creating 50 jobs for Omani citizens qualifies for 10-year residency regardless of capital investment amount. This route appeals to larger enterprises seeking to establish significant operations in Oman while obtaining residency for key management personnel.
Government bond purchases of OMR 250,000 to OMR 500,000 also qualify for residency permits. These bonds offer modest returns but provide capital preservation while meeting residency requirements. Bond investments must be held for the duration of the residency permit to maintain qualification.
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How long are permits valid and what are renewal conditions?
Initial permits are valid for 5 or 10 years depending on investment amount, with straightforward renewal processes.
5-year permits require OMR 250,000 minimum investment and cost OMR 326 initially, with OMR 250 renewal fees every 5 years. 10-year permits require OMR 500,000 minimum investment and cost OMR 551 initially, with OMR 500 renewal fees every 10 years. Renewal applications should be submitted 90 days before expiration to avoid any gaps in residency status.
Renewal conditions require maintaining the qualifying investment throughout the residency period. Property owners must retain ownership of their qualifying property, while business investors must maintain their company operations and capital investment. Selling qualifying assets without replacement typically results in permit cancellation.
Additional renewal requirements include valid passport, clean criminal record, and current medical certificate. Permit holders must not have been absent from Oman for more than 180 consecutive days without prior approval, though this rule is rarely enforced for legitimate business or personal travel.
As of June 2025, renewal success rates exceed 95% for investors who maintain their qualifying investments and meet basic requirements.
Can family members be included in the residency application?
Primary investors can sponsor their spouse and dependent children for residency permits at no additional investment cost.
Spouse sponsorship is automatic for legally married couples, requiring marriage certificate authentication and translation into Arabic. Children under 18 are eligible for dependent sponsorship, while children aged 18-25 may qualify if enrolled in full-time education or unable to work due to disability.
Family members receive residency permits with the same validity period as the primary investor. They can enter and exit Oman freely throughout the permit period and are eligible for renewal alongside the primary permit holder. Sponsored family members cannot work without separate employment authorization but can engage in business ownership and investment activities.
Parent sponsorship is possible but requires separate evaluation and may involve additional requirements including proof of financial dependency and medical insurance coverage. Some investors have successfully sponsored elderly parents, but this is handled case-by-case rather than as a standard benefit.
Divorce or family changes require notification to immigration authorities and may affect sponsored family member permit status, though primary investor permits remain unaffected.
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Is there a path from investment residency to Omani citizenship?
Oman does not provide a pathway from investment-based residency to citizenship.
Omani nationality laws require naturalization through traditional routes including marriage to Omani citizens, long-term employment, or exceptional service to the country. Investment residency, regardless of duration or amount, does not create eligibility for citizenship consideration. Even investors who have maintained residency for decades cannot apply for naturalization based on their investment status.
Dual citizenship is generally prohibited under Omani law, creating additional barriers for foreign nationals seeking Omani citizenship. Investors maintaining residency for extended periods may develop strong ties to Oman but must rely on permit renewals rather than permanent status.
Children born to foreign residents in Oman do not automatically acquire Omani citizenship, following jus sanguinis principles rather than jus soli. This means even second-generation residents typically maintain their parents' nationality rather than acquiring Omani citizenship.
Government officials have consistently stated that residency and citizenship remain separate policy areas with no plans to link investment residency to citizenship pathways as of June 2025.
What feedback exists from people who obtained residency through property investment?
Successful applicants report straightforward processes when working with experienced legal advisors and meeting all requirements clearly.
Most investors praise the program's transparency and consistency compared to other Gulf countries. Processing times have improved since the program's launch, with most applications approved within 60-90 days when properly prepared. Renewal processes are generally smooth for investors who maintain their qualifying investments.
Common challenges include documentation requirements, particularly for investors from countries with different legal systems. Some applicants underestimate the importance of proper legal representation during property purchase, leading to delays when property titles don't clearly meet residency requirements. Language barriers occasionally cause confusion, making Arabic translation of documents crucial.
Failed applications typically result from inadequate investment amounts, purchasing property outside qualifying zones, or incomplete documentation. Some investors attempted to qualify with property purchases below minimum thresholds or in areas not approved for foreign ownership. Legal due diligence before purchase prevents most failure scenarios.
Overall satisfaction rates among successful applicants exceed 85%, with most investors appreciating Oman's stability, business environment, and quality of life. The main complaint involves the lack of citizenship pathways rather than the residency program itself.
Which agents and platforms facilitate these residency applications?
The Royal Oman Police and MOCIIP manage official applications, while numerous private advisors provide professional assistance.
1. **Government Platforms:** - Royal Oman Police immigration department handles permit processing - MOCIIP manages investment approvals and business-related applications - Online portal systems allow application tracking and document submission - Ministry of Housing provides property registration and ownership verification - Central Bank of Oman handles financial verification requirements2. **Legal and Business Advisors:** - Trowers & Hamlins Oman provides comprehensive investment immigration services - Curtis, Mallet-Prevost & Mosle offers legal support for property purchases - Dentons Oman handles complex business investment applications - Al Busaidy, Mansoor Jamal & Co provides local legal expertise - PKF Oman assists with financial compliance and documentation3. **Real Estate Specialists:** - Cluttons Oman specializes in ITC property sales with residency consultation - Knight Frank Oman offers investment property services - Savills Oman provides market analysis and property selection - Better Homes Oman focuses on qualifying property identification - Realty Plus Oman assists with property purchase and residency coordination4. **Getting Started Process:** - Contact MOCIIP for official program information and requirements - Engage qualified legal advisor before making any property purchases - Verify property qualification status through official channels - Complete due diligence on investment options and legal compliance - Submit applications through proper government channels with professional supportIt's something we develop in our Oman property pack.
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.
Oman's investor residency program offers a practical alternative to traditional citizenship by investment schemes, providing renewable long-term residency through property or business investment.
While not technically "lifetime" residency, the indefinite renewal possibility makes these permits effective long-term solutions for foreign investors seeking stable residency in the Gulf region.
Sources
- Golden Visas - Oman Investor Residency Information
- Crown Continental - Oman Visa and Residency
- Bayat Group - Oman Residency by Investment
- Sands of Wealth - Oman Real Estate for Foreigners
- Savills - Oman Residency Laws
- Invest Oman - Official Investor Residency
- Oman Observer - Quality of Life Investment
- Tranio - Oman Residence by Investment
- Nomad Capitalist - Oman Real Estate Investment
- AER Oman - Residency by Investment Guide