How to get Oman property investment visa?

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

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SANDSOFWEALTH

A team specialized in real estate investing in MENA countries (UAE, Saudi Arabia, Oman, Egypt, 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 SandsofWealth, 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.

What visa options does Oman offer for real estate investors?

Oman provides three main visa pathways for property investors seeking residency through real estate investment.

The primary option is the Investor Residency Program (IRP), also known as the Golden Visa, which was launched in 2021 to attract foreign capital. This program offers either 5-year or 10-year residency permits based on your investment amount.

The second pathway involves purchasing property in designated Integrated Tourism Complexes (ITCs), which automatically qualifies foreign buyers for long-term residency visas. This option is specifically designed for real estate investors and provides the most straightforward route to Omani residency.

The third option combines business and property investment, where investors can establish companies while also purchasing real estate to meet the total investment threshold. This hybrid approach appeals to entrepreneurs who want both business operations and property ownership in Oman.

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

Does Oman offer a Golden Visa or citizenship by investment program?

Oman offers a Golden Visa program but does not provide citizenship by investment.

The Golden Visa, officially called the Investor Residency Program (IRP), grants long-term residency rights to qualifying investors and their families. This program provides either 5-year or 10-year renewable residency permits depending on your investment level.

However, holding an investment visa does not create any pathway to Omani citizenship. Oman rarely grants citizenship to foreigners, and this is not connected to investment visa programs. The country maintains strict citizenship laws that do not include investment-based naturalization options.

The Golden Visa does provide substantial benefits including the right to live, work, and conduct business in Oman, multiple entry and exit privileges, and access to government services. As of mid-2025, this remains the primary immigration benefit available to foreign property investors.

How does Oman's residency-by-investment program work?

Oman's Investor Residency Program operates through a two-tier system based on investment amounts and provides different residency durations.

Tier 2 requires a minimum investment of OMR 250,000 (approximately USD 650,000) and grants a 5-year residency permit. This tier is renewable every two years as long as you maintain your qualifying investment. Most property investors choose this option as it offers the lowest entry threshold.

Tier 1 demands an investment of at least OMR 500,000 (approximately USD 1.3 million) and provides a 10-year residency permit. This higher tier requires renewal every three years and offers longer validity periods between renewals.

Both tiers allow family inclusion at no additional investment cost, covering spouses and children with no age restrictions. The program accepts investments in real estate within designated ITCs, business establishment, company shares, or government bonds. Your residency status remains valid as long as you maintain the required investment amount and meet renewal requirements.

What are the minimum investment amounts for real estate visa qualification?

The minimum investment thresholds for Oman's property investment visa are clearly defined across two tiers.

Visa Tier	Minimum Investment (OMR)	Minimum Investment (USD)	Visa Duration	Renewal Frequency
Tier 2 (Entry Level)	250,000	650,000	5 years	Every 2 years
Tier 1 (Premium)	500,000	1,300,000	10 years	Every 3 years
Family Addition	No extra cost	No extra cost	Same as main applicant	Same as main applicant
Property Type	ITC freehold only	ITC freehold only	Must maintain ownership	Must maintain ownership
Alternative Investments	Business/Government bonds	Business/Government bonds	Same requirements	Same requirements

What types of properties qualify for investment visa eligibility?

Foreign investors can only purchase freehold property in designated Integrated Tourism Complexes (ITCs) to qualify for investment visas.

The main eligible ITCs include Al Mouj Muscat, Muscat Hills, Muscat Bay, Sifah, and several other government-approved developments. These complexes offer residential properties ranging from apartments and townhouses to luxury villas, all with freehold ownership rights for foreigners.

Leasehold properties are technically available but rarely used for visa applications since most investors prefer the security of freehold ownership. The government restricts foreign property ownership to these designated areas to maintain control over strategic land use while attracting investment.

Tier 1 visa holders may have access to broader property ownership rights in some cases, but the majority of investors use ITC properties regardless of their tier level. Commercial properties within ITCs also qualify, including retail units and office spaces, provided they meet the minimum investment thresholds.

What is the step-by-step application process for a property investment visa?

The application process for Oman's property investment visa involves five main steps that typically take 10-60 days to complete.

1. **Property Selection and Purchase**: Choose an eligible property in an approved ITC and complete the purchase transaction, ensuring the value meets your chosen tier's investment threshold. You must obtain the official property deed and all ownership documentation.2. **Document Preparation**: Gather required documents including your valid passport, property deed as proof of investment, bank statements showing financial capacity, health insurance policy, police clearance certificate from your home country, and medical certificate from an approved clinic.3. **Application Submission**: Submit your complete application through the official Invest Oman portal or through a licensed legal representative. The Ministry of Commerce, Industry, and Investment Promotion reviews all applications.4. **Review and Processing**: Authorities verify your documents, conduct background checks, and assess your investment compliance. Processing time varies from 10-60 days depending on application completeness and complexity.5. **Residency Card Collection**: Once approved, collect your residency card from the designated government office and activate your visa status for legal residence in Oman.

How long does the investment visa last and what are the renewal requirements?

Investment visas in Oman last either 5 or 10 years depending on your investment tier, with specific renewal schedules for each level.

The 5-year visa (Tier 2) requires renewal every 2 years, meaning you must update your documentation and confirm your continued investment every 24 months. The 10-year visa (Tier 1) requires renewal every 3 years, providing longer intervals between administrative requirements.

Renewal requirements include maintaining your original investment amount, keeping valid health insurance, providing updated financial statements, and confirming your property ownership or other qualifying investments remain intact. You must also maintain a clean criminal record and valid passport throughout the residency period.

There is currently no direct conversion to permanent residency status, but you can renew your investment visa indefinitely as long as you meet the requirements. This creates a pathway to long-term residence in Oman without the traditional permanent residency classification.

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

Is there a pathway to Omani citizenship through property investment?

Oman does not offer any pathway to citizenship through property investment or holding an investment visa.

The country maintains strict citizenship laws that do not include investment-based naturalization options. Even long-term investment visa holders who maintain their status for decades do not automatically qualify for citizenship consideration.

Omani citizenship is rarely granted to foreigners and typically only occurs through marriage to Omani nationals after extended residence periods, or in exceptional cases involving significant contributions to the country. These citizenship grants are discretionary and not guaranteed even under qualifying circumstances.

Investment visa holders can achieve long-term residence through continuous renewal, but this legal status remains as a resident rather than a citizen. As of June 2025, no Gulf Cooperation Council country offers citizenship by investment, making this policy consistent with regional approaches.

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.

Can family members be included in the property investment visa application?

Yes, you can include your spouse and children in your property investment visa application at no additional investment cost.

The family inclusion covers legally married spouses and children with no age restrictions, meaning adult children can also be included in the application. All family members receive the same visa duration and renewal schedule as the main applicant.

Family members gain the same residency rights as the primary investor, including the ability to live, work, and conduct business in Oman. They can also enter and exit the country freely and access government services available to legal residents.

The application process requires providing marriage certificates for spouses and birth certificates for children, along with their individual passport copies and medical certificates. All family members must also obtain health insurance coverage and police clearance certificates from their countries of residence.

What are the requirements for business investment instead of real estate?

Business investment offers an alternative pathway to residency with the same minimum investment thresholds as real estate options.

The minimum investment amounts remain OMR 250,000 for a 5-year visa and OMR 500,000 for a 10-year visa, but applied to business activities rather than property purchases. Eligible business investments include establishing new companies, purchasing existing businesses, investing in company shares, or creating at least 50 jobs for Omani nationals.

Required documentation includes business registration certificates, company financial statements, proof of capital injection, employment contracts for Omani staff, and compliance certificates with local commercial laws. You must also demonstrate the business operates in sectors aligned with Oman's economic diversification goals.

Business investors must maintain their investment levels and business operations throughout their residency period. This includes keeping the company active, maintaining employment levels if applicable, and submitting annual financial reports to authorities during renewal processes.

Combined business and real estate investments can count toward the total threshold, allowing investors to diversify their qualifying investments across both sectors.

What feedback exists from people who obtained or failed to get this visa?

Successful applicants consistently report positive experiences when working with professional legal guidance and maintaining complete documentation.

Success stories highlight the straightforward application process, particularly when investors use licensed legal representatives familiar with ITC property purchases and visa requirements. Many investors praise the family inclusion benefits and the ability to establish business operations while maintaining residency status.

Common challenges include navigating complex legal requirements without professional help, incomplete document preparation, and underestimating the time needed for property due diligence in ITCs. Some investors report delays when purchasing properties without verified ownership histories or proper development approvals.

Visa rejections typically occur due to insufficient financial proof, incomplete background checks, failure to meet health insurance requirements, or purchasing properties outside eligible ITCs. Processing delays often result from missing documents or attempts to qualify with investments below the minimum thresholds.

Investors emphasize the importance of working with established real estate agents specializing in ITC properties and legal firms experienced with investment visa applications to avoid common pitfalls.

What documents and legal steps are required for property purchase and visa application?

The property purchase and visa application process requires specific documentation and legal procedures to ensure compliance with Omani regulations.

**Property Purchase Requirements:**- Signed and notarized purchase agreement between buyer and seller- Official title deed proving freehold ownership within an approved ITC- Property registration with the Ministry of Housing and relevant authorities- Valid passport copies, bank statements, property survey and site plans- Development permits and completion certificates for new properties**Visa Application Documentation:**- Valid passport with at least 6 months remaining validity- Property deed or other proof of qualifying investment- Police clearance certificate from your home country (apostilled)- Comprehensive health insurance policy covering Oman- Medical certificate from an approved healthcare provider- Bank statements demonstrating financial capacity beyond the investment amount

The legal process involves working with registered real estate agents for property transactions and licensed legal representatives for visa applications. All documents require proper authentication, translation into Arabic where necessary, and submission through official channels.

Processing fees vary depending on the visa tier and property value, with additional costs for legal representation, document authentication, and government processing charges typically ranging from OMR 1,000 to OMR 3,000 beyond the investment amount.

It'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.

Sources

1. Mirabello Consultancy - Oman Golden Visa Costs and Requirements
2. Oman Tax Free Zones - Golden Visa Oman
3. Bayat Group - Oman Residency Investment
4. Chambers - Investor Visas in Oman
5. Oman Licenses - Foreign Ownership of Real Estate
6. KV Land - Oman Property Laws
7. Omani Lawyer - Residency by Investment
8. Invest Oman - Investor Residency
9. Abso Mann - Oman Golden Visa
10. Iskanco - Comprehensive Guide to Oman IRP