Buying and owning property in Oman as a foreigner

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

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.

How this content was created 🔎📝

At Sands of Wealth, we explore the Omani real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Muscat, Salalah, and Sohar. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can foreigners actually buy property in Oman, and if so, how do the rules differ from those for Omani citizens or other nationalities?

Foreigners can buy property in Oman, but only within government-designated zones specifically approved for non-Omani ownership.

As of September 2025, foreign property ownership is restricted to Integrated Tourism Complexes (ITCs) and Special Economic Zones (SEZs) such as the Duqm SEZ. The key difference is that Omani citizens can purchase property nationwide without any geographical restrictions, while foreigners must limit their purchases to these approved zones.

Foreign buyers can only acquire freehold ownership rights in complexes like Al Mouj Muscat, Muscat Hills, Salalah Beach Resort, and Saraya Bandar Jissah. The property types available to foreigners include residential units (apartments, villas, townhouses) and commercial units within these designated developments.

Agricultural land ownership remains strictly prohibited for all foreigners, regardless of the zone. Additionally, properties near strategic locations such as military bases, archaeological sites, and certain governorates including Musandam, Buraimi, and Dhahirah are off-limits to foreign ownership.

It's something we develop in our Oman property pack.

Which types of properties are foreigners allowed or not allowed to purchase, and are there specific zones or projects designated for them?

Foreigners can purchase residential and commercial properties exclusively within Integrated Tourism Complexes and Special Economic Zones.

The approved property types include apartments, villas, townhouses, and commercial units situated within government-approved developments. These properties must be located in designated ITCs such as Al Mouj Muscat, Muscat Hills, Salalah Beach Resort, Saraya Bandar Jissah, or within SEZs like the Duqm Special Economic Zone.

Prohibited property types for foreign ownership include agricultural land, undeveloped land outside designated zones, and properties in strategic locations. Foreigners cannot purchase property near military installations, archaeological sites, or in certain governorates where security considerations apply.

The specific zones designated for foreign ownership are strictly regulated and must appear on the official government list of approved developments. Each ITC and SEZ has its own regulations regarding property sizes, development requirements, and usage restrictions that foreign buyers must comply with.

Any property purchase outside these designated zones may result in void transactions or conversion to leasehold terms only, making zone verification crucial before any purchase agreement.

What are the residency or visa requirements linked to property ownership, and does owning a property automatically grant residency rights?

Property ownership in Oman does not automatically grant residency rights, but it does qualify foreign buyers for specific investor visa programs based on investment thresholds.

Foreign buyers who purchase property valued above OMR 250,000 qualify for a 5-year renewable residency visa, while those investing above OMR 500,000 can obtain a 10-year renewable residency visa. These investor visas include sponsorship rights for spouses and dependent children, making them attractive for family relocation.

The residency visa remains tied to continued property ownership and meeting the minimum investment threshold. If the property is sold or the investment value falls below the required amount, the residency status may be affected.

Property ownership does not lead to Omani citizenship under any circumstances. The investor visa program provides renewable residency rights but does not create a pathway to naturalization or permanent resident status independent of the property investment.

Visa renewal requires maintaining the property investment and meeting ongoing requirements set by immigration authorities, including proof of continued ownership and property value maintenance.

Do you need to be physically present in Oman to complete a purchase, or can the process be handled remotely through a representative?

Property purchases in Oman can be completed remotely through a legal representative holding proper power of attorney, though some stages may require physical presence or certified document signatures.

Remote purchasing is possible through appointing a qualified legal representative with notarized power of attorney to handle property selection, contract negotiations, due diligence, and initial purchase procedures on behalf of the foreign buyer.

However, certain critical stages such as final property registration at the Land Registry, bank account opening for mortgage financing, and residency visa application may require the buyer's physical presence in Oman or embassy-certified documentation.

The power of attorney document must be properly notarized, translated into Arabic if necessary, and authenticated by Omani diplomatic missions in the buyer's home country. This documentation allows the representative to sign contracts, transfer funds, and complete most purchase procedures.

While remote purchase is legally possible, many buyers choose to visit Oman at least once to personally inspect the property, meet with developers, and complete final registration procedures to ensure full legal compliance.

What is the step-by-step process to buy property in Oman as a foreigner, and which documents are required at each stage?

The property purchase process in Oman follows a structured six-step procedure requiring specific documentation at each stage.

1. **Property Selection and Verification**: Choose a property within an approved ITC or SEZ and verify its eligibility on the official government list of approved developments.2. **Due Diligence and Reservation**: Conduct title verification, check for encumbrances, and verify developer licenses. Sign a reservation agreement and pay a deposit (typically 5-10% of property value).3. **Sales Agreement**: Execute the official sales contract outlining purchase price, payment terms, completion dates, and all conditions. This requires passport copies, visa documentation, and proof of address.4. **Documentation and Fund Verification**: Submit required documents including bank statements, proof of funds, employment verification, and any mortgage pre-approval letters. All foreign documents must be translated into Arabic and authenticated.5. **Final Transfer and Registration**: Complete the final payment, pay registration fees (3-5% of property value), and register the property with the Land Registry. This stage typically requires physical presence or certified power of attorney.6. **Post-Purchase Obligations**: For land plots, begin construction within four years to avoid government forfeiture. Apply for investor residency visa if meeting minimum investment thresholds.

Required documents include valid passport, visa copy, proof of address, bank statements, employment certificate, and property-specific documentation provided by the developer.

Is it mandatory to hire a lawyer, and what are the main legal checks or protections buyers should be aware of?

Hiring a lawyer is not legally mandatory in Oman, but it is highly recommended for foreign property buyers to ensure proper legal compliance and protection against potential issues.

Essential legal checks include comprehensive title searches to verify clear ownership, encumbrance checks to identify any liens or debts attached to the property, and developer license verification to ensure the seller has proper authorization to sell in the designated zone.

Legal protection measures involve reviewing all contract terms, ensuring compliance with ITC or SEZ regulations, verifying the property appears on official approved development lists, and checking for any outstanding fees, service charges, or association dues that could transfer to the new owner.

A qualified lawyer familiar with Omani property law can identify potential issues such as improper zoning, invalid developer permits, contract terms that disadvantage foreign buyers, or hidden restrictions that could affect future use or resale of the property.

Legal fees typically range from OMR 500 to OMR 2,000 depending on transaction complexity, but this investment provides crucial protection against fraud, invalid transactions, and regulatory non-compliance that could result in property forfeiture.

What are the typical taxes, fees, and hidden costs involved in buying, owning, and reselling property in Oman?

Property transactions in Oman involve several fees and ongoing costs, though the country currently imposes no capital gains or inheritance taxes.

Cost Type	Amount/Rate	When Payable
Registration Fee	3-5% of property value	At completion
Legal Fees	OMR 500-2,000	During transaction
Notary Fees	OMR 100-300	During documentation
Developer Charges	1-2% of property value	At completion
Annual Municipality Tax	0.1-0.5% of property value	Annually
Service Charges	OMR 50-200 monthly	Monthly
Association Fees	OMR 100-500 annually	Annually

Hidden costs often include property inspection fees, document translation and authentication charges, bank charges for international transfers, and potential currency conversion costs that can add 2-3% to the total transaction value.

Ongoing ownership costs include annual municipality taxes that vary by city and property value, monthly service charges for complex maintenance and amenities, and association fees for community facilities and management.

Is mortgage financing available for foreigners, and if so, what are the current interest rates, conditions, and tips to get approval?

Mortgage financing is available for foreigners purchasing property in ITCs and SEZs through several Omani banks, though with more restrictive terms than those offered to Omani citizens.

As of September 2025, foreign buyers can access mortgages with up to 70% loan-to-value ratios, compared to 80-90% typically available to Omani nationals. Loan terms range from 5 to 15 years, with current interest rates between 5% and 6.5% depending on the bank, loan amount, and applicant profile.

Mortgage approval requires stable employment with minimum salary requirements (typically OMR 1,000-1,500 monthly), good credit history, and property purchase within approved developments. Banks require comprehensive documentation including employment contracts, salary certificates, bank statements, and property purchase agreements.

Key approval tips include maintaining strong relationships with international banks that have Omani subsidiaries, choosing properties in well-established ITCs with proven track records, providing substantial down payments to demonstrate financial stability, and working with mortgage brokers familiar with foreign buyer requirements.

It's something we develop in our Oman property pack.

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.

Which areas or cities in Oman are the most popular among foreigners, and why do they prefer these locations?

Muscat dominates foreign property preferences, particularly the Al Mouj and Muscat Hills developments, due to superior infrastructure, amenities, and proximity to business districts.

Al Mouj Muscat attracts foreign buyers with its golf course, marina, shopping facilities, and established expat community, while Muscat Hills offers mountain views, spacious villas, and family-friendly amenities including international schools and healthcare facilities nearby.

Salalah appeals to foreign buyers seeking a different climate and lifestyle, with Salalah Beach Resort offering beachfront properties and access to the Khareef (monsoon) season that creates a unique tropical environment during summer months.

Sohar and Duqm SEZ developments attract investment-focused foreign buyers due to industrial growth potential, lower property prices, and government incentives for business development, though these areas offer fewer lifestyle amenities compared to Muscat.

Foreign preference factors include urban amenities such as international restaurants and shopping, infrastructure quality including reliable utilities and internet connectivity, security and regulated ownership rights, proximity to international airports and business centers, and established expat communities that provide social and professional networks.

Which regions currently offer the best opportunities for living, rental income, or capital appreciation, based on liveability rankings, gross rental yields, tourism numbers, and growth forecasts?

Muscat ITCs offer the best combination of liveability and investment returns, with gross rental yields averaging 5-7% in prime locations and strong capital appreciation potential driven by ongoing infrastructure development.

Al Mouj Muscat provides the highest liveability scores due to comprehensive amenities, established infrastructure, and strong rental demand from expat professionals, making it ideal for both personal residence and investment purposes.

Salalah presents attractive rental yields during peak tourism seasons, particularly for short-term vacation rentals, though the market experiences seasonal fluctuations that require careful timing and property management strategies.

Emerging SEZ developments in Duqm and Sohar offer higher potential capital appreciation due to ongoing industrial and infrastructure investments, but carry greater vacancy risks and require longer investment horizons to realize returns.

Tourism growth in Oman, targeting 5 million visitors annually by 2030, supports rental demand in established ITCs, while government infrastructure spending on airports, roads, and utilities enhances long-term capital appreciation prospects across all designated foreign ownership zones.

What is the current breakdown of property prices by city and region, including apartments, villas, and land?

Location	Apartments	Villas/Townhouses	Land (per sq m)
Muscat ITCs	OMR 80,000-250,000	OMR 250,000-800,000	OMR 120-160
Salalah Beach	OMR 55,000-150,000	OMR 150,000-300,000	OMR 90-120
Sohar SEZ	OMR 40,000-100,000	OMR 120,000-250,000	OMR 60-90
Duqm SEZ	OMR 35,000-80,000	OMR 100,000-200,000	OMR 50-80
Other ITCs	OMR 60,000-180,000	OMR 180,000-400,000	OMR 80-120

Price variations within each location depend heavily on property size, view, amenities, and proximity to facilities, with beachfront and golf course properties commanding premium prices of 20-30% above standard units.

Land purchases require mandatory development within four years of acquisition, with construction costs typically ranging from OMR 200-400 per square meter depending on specifications and location, making total development costs an important consideration for land buyers.

What are the most common mistakes and pitfalls foreigners face when buying property in Oman, and how can they be avoided?

The most critical mistake is purchasing property outside designated zones, which can result in void transactions or forced conversion to leasehold terms only.

Common pitfalls include:

1. **Zone Verification Failure**: Buying in areas not approved for foreign ownership, resolved by checking official government lists before any commitments.2. **Development Deadline Ignorance**: Failing to complete construction within four years on land plots, leading to government forfeiture through auction.3. **Inadequate Due Diligence**: Skipping title searches, developer verification, and encumbrance checks, resulting in legal complications and financial losses.4. **Hidden Cost Underestimation**: Not accounting for service charges, annual taxes, and maintenance fees that can significantly impact investment returns.5. **Residency Assumption Errors**: Believing property ownership automatically grants citizenship or indefinite residency rights rather than renewable investor visas.

Prevention strategies include working with qualified legal advisors familiar with Omani property law, verifying all properties appear on official approved development lists, conducting comprehensive due diligence including title searches and developer license verification, budgeting for all ongoing costs including taxes and fees, and understanding exact residency benefits and requirements.

It's something we develop in our Oman property pack.

Successful foreign property buyers in Oman typically engage reputable developers with proven track records, maintain realistic expectations about investment returns and timelines, and ensure full compliance with all legal and regulatory requirements throughout the purchase and ownership process.

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.

Sources

1. LinkedIn - Oman Property Market Liberalization
2. DamasTurk - Foreign Property Ownership Oman Guide
3. Sands of Wealth - Foreigners Buy Land Oman
4. Law Gratis - Property Law in Oman
5. Make Hijrah - Oman Property Investment
6. Sands of Wealth - Oman Residence Visa Property Requirements
7. Reddit - Can Foreigners Buy Property in Oman
8. InvestAsian - Oman Country Guide