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
Yes, foreigners can get a mortgage in Oman, but only for properties in specific zones called Integrated Tourism Complexes.
The rules are strict, with banks requiring local employment, salary transfers, and properties within approved areas like Al Mouj or Muscat Bay.
We constantly update this blog post to reflect the latest regulations and market conditions, so you always have current information.
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.
Can foreigners get a mortgage in Oman right now?
Can a foreigner get a residential mortgage in Oman right now?
Yes, foreigners can get a residential mortgage in Oman, but there is a catch: the property must be located inside an Integrated Tourism Complex (ITC), which is where foreign ownership is legally permitted.
Resident expatriates with work visas and stable local employment have the easiest access to mortgages in Oman because banks can verify their income through salary transfers and check their credit history through the local bureau called Mala'a.
The most common restriction banks impose on foreign applicants in Oman is that the property must be in an approved ITC zone such as Al Mouj, Muscat Bay, Muscat Hills, or Jebel Sifah, since these are the only areas where foreigners can legally own and banks can register a mortgage.
By the way, we have a whole document dedicated to mortgages for foreigners in our property pack about Oman.
Can I get a mortgage in Oman without residency?
Getting a mortgage in Oman without residency is possible but uncommon, as most banks strongly prefer applicants who live and work in the country because it makes income verification and loan enforcement much simpler.
Resident expats holding a valid work or residence visa qualify most easily, while non-residents typically need to bring a significantly larger down payment, strong international banking relationships, or accept much stricter loan terms.
For applicants without permanent residency in Oman, banks commonly impose additional requirements such as higher equity contributions (often 30% to 40% down), shorter loan tenors, and more extensive documentation proving the source of funds.
By the way, we've written a blog article detailing residency and citizenship options that exist when you buy property in Oman.
Do banks require a local work contract in Oman right now?
For most retail home loans in Oman, banks effectively require a local work contract because the Central Bank's affordability rules are enforced through salary deductions and local income verification.
If you do not have a local work contract, banks in Oman may accept alternatives like audited business accounts (for self-employed applicants), consistent transfers from abroad into a local Omani bank account, or proof of substantial assets, though these paths are harder and less common.
When a local work contract is present, banks in Oman usually require a minimum of 12 months of continuous employment with the same employer before they will consider your mortgage application, as this demonstrates income stability.
Can self-employed foreigners qualify for a mortgage in Oman?
Yes, self-employed foreigners can qualify for a mortgage in Oman, but the process is considerably harder than for salaried employees because banks need to verify stable, provable income over time.
Banks in Oman typically require self-employed applicants to show at least 12 to 24 months of business history through audited accounts, bank statements, and evidence of recurring contracts or invoices, along with a larger down payment to offset the perceived risk.
Is foreign income accepted for mortgages in Oman right now?
Banks in Oman sometimes accept foreign income for mortgage applications, but they usually discount it or apply stricter conditions because verifying international earnings and enforcing repayments across borders is more complicated.
When your income comes from abroad, banks in Oman typically require additional documentation such as employment contracts, tax returns, 6 to 12 months of bank statements showing consistent transfers into an Omani account, and sometimes a letter from your employer confirming income stability.
Can I buy a primary home (and an investment property?) with a mortgage in Oman as a foreigner?
Yes, foreigners can obtain a mortgage for a primary home in Oman, provided the property is located within an Integrated Tourism Complex and the buyer meets the bank's income and residency requirements.
Foreigners can also get a mortgage for an investment property in Oman, though banks may apply stricter terms such as higher down payments, shorter loan periods, or additional documentation, especially if the buyer is non-resident.
If you're buying for investment, you might want to check our blog article about buying and renting out in Oman.
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 are the eligibility rules banks actually use in Oman?
What minimum monthly income do I need in Oman as of 2026?
As of early 2026, the minimum monthly income banks in Oman typically require for expat mortgage approval ranges from OMR 1,000 to OMR 1,500 (approximately USD 2,600 to 3,900 or EUR 2,400 to 3,600), though some banks set the bar as high as OMR 3,000 for their premium products.
In practice, most approved foreign borrowers in Oman fall into the OMR 1,500 to OMR 3,000 per month range (USD 3,900 to 7,800 or EUR 3,600 to 7,200), as this income level provides enough cushion to meet affordability requirements comfortably.
The minimum income requirement in Oman scales with the loan amount: if you want a larger mortgage, banks will expect a proportionally higher salary to ensure your monthly repayments stay within the allowed debt-to-income limits.
Yes, banks in Oman generally allow combining household incomes from multiple applicants (such as spouses) to meet the minimum threshold, which can significantly expand your borrowing capacity if both partners have stable local employment.
What debt-to-income limit do banks use in Oman right now?
Banks in Oman follow the Central Bank's regulation that caps the Debt Service Ratio at 60% for housing loans, meaning your total monthly debt payments (including the new mortgage) cannot exceed 60% of your net monthly income.
When calculating this ratio, banks in Oman include all your existing obligations such as credit card minimum payments, car loans, personal loans, and any other financing, so clearing existing debts before applying can significantly increase how much you can borrow.
Do I need a local credit score in Oman right now?
You do not technically need a printed credit score, but banks in Oman effectively require a local credit footprint because they check your borrowing and repayment history through Mala'a, the national credit information center.
Foreign credit reports can serve as supporting documentation in Oman, but they typically do not replace the Mala'a check, so building a local banking history (even just a few months of account activity and on-time payments) before applying will strengthen your application considerably.
Do banks require a local guarantor in Oman right now?
For mainstream expat mortgages in Oman, banks usually do not require a local guarantor if your salary is routed through the lending bank and the property is acceptable collateral within an ITC.
Banks in Oman are most likely to request a guarantor in specific circumstances such as when the applicant is self-employed, has a short residency or employment history, is a non-resident buyer, or when the bank wants extra comfort on loan enforceability.
When a guarantor is required, they must typically be an Oman resident with stable employment and sufficient income to cover the loan payments if you default, essentially providing the bank with a backup repayment source.
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How much cash do I need upfront in Oman as of 2026?
What's the minimum down payment in Oman right now?
Foreign buyers in Oman should expect a minimum down payment of 20% to 30% of the property price, with resident expats typically at the lower end and non-residents facing requirements of 30% to 40%.
Across different banks and buyer profiles in Oman, down payment requirements realistically range from 20% for well-qualified resident expats with strong income to 40% or more for non-residents or applicants with less established credit histories.
A buyer might secure a lower down payment requirement in Oman by having a high salary (above OMR 3,000 monthly), an established banking relationship with the lender, a strong local employment record, and purchasing a straightforward ITC property that the bank considers excellent collateral.
What loan terms can I realistically get in Oman as of 2026?
What mortgage interest rates are typical in Oman as of 2026?
As of early 2026, the typical mortgage interest rate range for foreigners in Oman is approximately 4.5% to 6.5% per annum, with the exact rate depending heavily on your individual financial profile and the bank you choose.
The factors that most significantly influence your interest rate in Oman include your income level, existing debt load, length of local employment, relationship with the bank, and whether you transfer your salary to the lending institution.
Foreigners in Oman do sometimes receive slightly higher interest rates than Omani nationals, typically by 0.25% to 0.75%, because banks view expat borrowers as carrying additional risk related to potential job changes or departure from the country.
The interest rate is one of the factors we look at when assessing whether now is a good time to buy a property in Oman.
Are fixed-rate mortgages available in Oman right now?
Yes, fixed-rate mortgages are available to foreigners in Oman, though many products are structured as fixed for an initial period (such as 2, 3, or 5 years) and then re-price based on the bank's internal benchmark rate.
The typical fixed-rate period options offered by banks in Oman range from 1 to 5 years, after which the rate usually reverts to a variable structure, so it is important to ask your bank exactly when and how the rate will be recalculated before you commit.
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.
How do I maximize approval chances in Oman right now?
What financial profile gets "yes" fastest in Oman right now?
The ideal financial profile for fast mortgage approval in Oman is a resident expat with stable local employment at a reputable company, salary transferred to the lending bank, low existing debt, and a property target within a well-known ITC like Al Mouj.
Banks in Oman consider a minimum income of OMR 2,000 to OMR 3,000 per month (USD 5,200 to 7,800 or EUR 4,800 to 7,200) ideal for fast approval, combined with a debt-to-income ratio well below the 60% cap, leaving plenty of room for the new mortgage payment.
The employment type most favored by banks in Oman is a permanent position with a well-known employer (government entities, large multinationals, or approved listed companies), with at least 12 to 24 months of continuous service at the same organization.
A down payment of 25% to 30% or more typically signals a strong applicant profile in Oman, as it shows financial discipline, reduces the bank's risk exposure, and often results in faster processing and better rate negotiations.
We give more detailed tips in our pack covering the property buying process in Oman.
What mistakes make foreigners get rejected in Oman right now?
The most common mistake that leads to mortgage rejection for foreigners in Oman is applying before establishing a local banking footprint, which leaves your Mala'a credit file thin and makes it difficult for banks to assess your repayment behavior.
The financial red flag that most often disqualifies foreign applicants in Oman is having existing debt obligations (car loans, personal loans, credit cards) that push total monthly payments close to or above the 60% debt service ratio limit, leaving no room for a mortgage.
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Which banks say yes to foreigners in Oman right now?
Which banks are most foreigner-friendly in Oman as of 2026?
As of early 2026, the banks considered most foreigner-friendly for mortgages in Oman include Bank Muscat (the largest domestic lender with extensive expat experience), ahlibank (with clear expat-focused disclosures), Sohar International (which explicitly markets housing finance for expatriates), and Bank Dhofar.
What makes these banks more accessible to foreign applicants in Oman is their established processes for handling ITC property purchases, their willingness to lend to employed residents with documented salary transfers, and their published eligibility criteria that specifically include expatriate segments.
Which banks accept non-resident borrowers in Oman right now?
Banks that accept non-resident borrowers for mortgages in Oman are rare, with HSBC Oman being the most commonly mentioned option for applicants who have an existing international banking relationship with the HSBC group.
For non-resident applicants, these banks typically impose additional requirements such as larger down payments (30% to 40%), shorter loan terms, higher income thresholds, more extensive documentation proving source of funds, and sometimes require the application to be processed through a private banking or wealth management channel.
Do international banks lend more easily in Oman right now?
International banks can sometimes lend more easily to foreigners in Oman than local banks, but primarily when the applicant already has an established relationship with that bank in another country, which allows the bank to see your global financial history.
HSBC Oman is the main international bank with a presence offering mortgages to foreigners in Oman, and it can be particularly helpful for clients who are already HSBC customers elsewhere in the world.
The main advantage of using an international bank for a mortgage in Oman is the ability to leverage your existing banking relationship, asset history, and creditworthiness from another country, which can simplify approval when you lack a long local track record.
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 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 and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Central Bank of Oman (CBO) | The official banking regulator publishing binding lending rules. | We used it to anchor the key DSR caps (50% personal, 60% housing) that banks must follow. We also referenced it for maximum loan tenor guidance. |
| Ministry of Housing & Urban Planning | The government body overseeing property ownership laws. | We used the Royal Decree 12/2006 text to confirm foreigners can legally own and mortgage property in ITCs. |
| Mala'a Credit Bureau (CBO) | Oman's official national credit information center. | We used it to explain why local credit history matters more than foreign credit reports for mortgage approval. |
| ahlibank Key Facts Statement | A regulated bank disclosure with explicit rates and eligibility. | We extracted specific interest rate ranges (up to 6%), expat salary requirements, and maximum tenors from this document. |
| yallacompare | A trusted regional comparison platform summarizing bank offers. | We used it to triangulate market-typical rates and verify that some banks explicitly offer ITC financing to expats. |
| Al Tamimi & Company | A top-tier regional law firm specializing in Oman real estate. | We used their legal commentary to translate the ITC framework into practical examples like Al Mouj, Muscat Bay, and Muscat Hills. |
| Oman Observer | A mainstream national newspaper citing official CBO statements. | We used it to cross-verify the DSR cap rules in plain language for readers. |
| Gov.om | The official Oman government services portal. | We used it to explain what Mala'a provides and support our recommendations on building local credit. |
| Bank Muscat Application Form | A primary bank document showing real application requirements. | We used it to map the actual paperwork flow and documentation banks typically request. |
| Trading Economics | A macro data compiler citing Central Bank of Oman rates. | We used it to contextualize why mortgage pricing moved as it did into early 2026. |
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