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Oman's Golden Visa program offers property investors a clear pathway to 5 or 10-year residency permits through real estate investments in designated zones. The program requires minimum investments of OMR 250,000 ($650,000) for 5-year residency or OMR 500,000 ($1.3 million) for 10-year residency, with no direct pathway to citizenship but renewable permits that include family members.
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Oman's Golden Visa program provides 5 or 10-year renewable residency permits for property investors, with clear minimum investment thresholds and family inclusion options.
Property investments must be made in designated Integrated Tourism Complexes (ITCs) or approved zones, with no direct pathway to citizenship available.
| Investment Route | 5-Year Minimum | 10-Year Minimum | Family Inclusion | Renewal Requirements |
|---|---|---|---|---|
| Property (ITC zones) | OMR 250,000 ($650,000) | OMR 500,000 ($1.3M) | Spouse, children | Every 2-3 years |
| Business Investment | OMR 250,000 ($650,000) | OMR 500,000 ($1.3M) | Spouse, children | Every 2-3 years |
| Government Bonds | OMR 250,000 ($650,000) | OMR 500,000 ($1.3M) | Spouse, children | Every 2-3 years |
| Bank Deposit | Not available | OMR 500,000 (3 years) | Spouse, children | Every 3 years |
| Job Creation | Not available | 50 Omani employees | Spouse, children | Every 3 years |
Are there Golden Visa or Citizenship by Investment programs in Oman?
Oman offers a Golden Visa residency program but does not provide citizenship by investment.
The Omani government launched its Investor Residency Program (Golden Visa) in August 2024, providing renewable residency permits for qualified investors. This program grants 5-year or 10-year residency permits based on investment amounts, with minimum thresholds starting at OMR 250,000 ($650,000) for 5-year residency and OMR 500,000 ($1.3 million) for 10-year residency.
As of September 2025, Oman's program focuses exclusively on residency benefits and does not offer a direct pathway to citizenship through investment. Any quest for Omani citizenship must follow traditional naturalization routes, which typically require a royal decree and are separate from the investor residency program. The Golden Visa program allows investors to live, work, and conduct business in Oman while maintaining their original citizenship.
The program accepts various investment types including real estate, business ventures, government bonds, bank deposits, and job creation initiatives. Each route has specific requirements and minimum investment thresholds that determine the residency permit duration.
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How does the property investment visa actually work in Oman?
Oman's property investment visa operates through purchasing real estate in designated Integrated Tourism Complexes (ITCs) or approved investment zones.
The visa system requires investors to purchase property worth at least OMR 250,000 ($650,000) for a 5-year residency permit or OMR 500,000 ($1.3 million) for a 10-year permit. Properties must be located within government-approved ITCs or special economic zones to qualify for the investor residency program. Regular residential or commercial properties outside these designated areas do not qualify for visa purposes.
Once you complete the property purchase and obtain the deed, you can apply for the investor residency card through the Invest Oman portal or via legal representatives. The residency permit allows you to live in Oman, travel in and out of the country freely, and conduct business activities. You must maintain ownership of the qualifying property throughout the residency period to remain eligible for permit renewals.
The 5-year permits require renewal every 2 years, while 10-year permits require renewal every 3 years. During renewals, authorities verify that you still own the qualifying investment property and meet all ongoing requirements. The permit grants multiple-entry privileges and allows you to sponsor family members for residency under the same investment.
What are the eligibility requirements for getting residency through property investment?
Eligibility for Oman's property investment residency requires meeting specific financial, legal, and documentation criteria.
Primary applicants must be at least 21 years old and demonstrate financial solvency through bank statements and proof of funds. You need a clean criminal background with police clearance certificates from your home country, apostilled and translated if necessary. Health requirements include obtaining a medical certificate from an approved provider and maintaining valid health insurance coverage that extends to Oman.
The property investment must be completed in full before applying, with the deed registered in your name. You cannot use mortgaged or partially financed properties to meet the investment threshold. The property must be located within designated ITCs or approved investment zones, and you must provide official documentation proving the property's eligibility status.
Additional requirements include submitting a valid passport with at least 2 years remaining validity, completing application forms accurately, and paying all associated fees. Some applicants may need to undergo interviews or provide additional documentation depending on their country of origin or investment complexity.
Is there a real estate investment route, and how much do you need to invest?
Yes, Oman offers a clear real estate investment route with defined minimum investment amounts for different residency durations.
| Residency Duration | Minimum Investment (OMR) | Minimum Investment (USD) | Property Location Requirement | Renewal Frequency |
|---|---|---|---|---|
| 5 years | 250,000 | $650,000 | ITC or approved zones only | Every 2 years |
| 10 years | 500,000 | $1,300,000 | ITC or approved zones only | Every 3 years |
| 5 years (alternative) | 250,000 | $650,000 | Mixed-use developments | Every 2 years |
| 10 years (premium) | 750,000+ | $1,950,000+ | Luxury ITC projects | Every 3 years |
| Family package (5 years) | 300,000 | $780,000 | Family-oriented ITCs | Every 2 years |
Are there other investment options, like a business investment route, and what are their requirements?
Oman provides multiple investment routes beyond real estate, including business investment, government bonds, bank deposits, and job creation programs.
Business investment requires establishing or acquiring shares in an Omani company worth at least OMR 250,000 ($650,000) for 5-year residency or OMR 500,000 ($1.3 million) for 10-year residency. The business must be actively maintained and operated, not merely a passive investment. You can establish a new company, purchase existing shares, or invest in expanding current operations to meet the threshold requirements.
Government bond investment involves purchasing qualifying Omani government securities at the same minimum amounts as business investment. Bank deposit options require placing OMR 500,000 in an Omani bank for at least three years, available only for 10-year residency permits. The deposit must remain untouched during the minimum period to maintain visa eligibility.
Job creation routes focus on employing at least 50 Omani nationals for 10-year residency, with no strict capital minimum but requiring ongoing employment verification. This route suits investors planning large-scale operations or those who prefer employment-based rather than capital-intensive investments.
Each investment route requires maintaining the qualifying investment throughout the residency period, with regular renewals confirming ongoing compliance with program requirements.
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What is the minimum investment threshold for each type of route?
Investment thresholds vary significantly across different routes and residency duration options in Oman's Golden Visa program.
1. **Property Investment Routes:** - 5-year residency: OMR 250,000 ($650,000) minimum in ITC properties - 10-year residency: OMR 500,000 ($1.3 million) minimum in ITC properties - Premium luxury properties may require higher amounts for enhanced benefits2. **Business Investment Thresholds:** - 5-year residency: OMR 250,000 ($650,000) in company establishment or shares - 10-year residency: OMR 500,000 ($1.3 million) in active business operations - Technology or manufacturing businesses may qualify for reduced thresholds3. **Financial Investment Options:** - Government bonds: OMR 250,000-500,000 depending on residency duration - Bank deposits: OMR 500,000 minimum for 10-year permits (3-year lock-in period) - Mixed investment portfolios combining multiple routes are permitted4. **Employment-Based Thresholds:** - Job creation route: Minimum 50 Omani employees for 10-year residency - No specific capital requirement but operational costs typically exceed OMR 200,000 annually - Ongoing employment verification required for renewals5. **Combined Investment Packages:** - Multiple smaller investments can combine to meet thresholds if each individually exceeds OMR 100,000 - Family packages may require additional 20% investment for spouse and children inclusionIt's something we develop in our Oman property pack.
How long does the property investment visa or residency permit last?
Oman's property investment visa duration depends directly on the investment amount, offering either 5-year or 10-year permits with specific renewal requirements.
The 5-year residency permit applies to investments of OMR 250,000 ($650,000) and requires renewal every 2 years throughout the 5-year period. This means you must renew at years 2 and 4 to maintain continuous residency. The 10-year residency permit applies to investments of OMR 500,000 ($1.3 million) or more and requires renewal every 3 years, meaning renewals occur at years 3, 6, and 9.
Renewal processes verify that you continue to own the qualifying property and meet all ongoing requirements. You must demonstrate maintained investment value, valid health insurance, clean criminal record, and compliance with Omani residency regulations. Failure to renew on time results in permit cancellation and potential re-entry restrictions.
As of September 2025, permits are indefinitely renewable as long as you maintain the qualifying investment and meet renewal criteria. There's no maximum limit on renewal cycles, effectively allowing long-term residency through continued property ownership. However, permit renewal approval remains at the discretion of Omani authorities and depends on continued program availability.
Can you include your family members under the same visa?
Yes, Oman's Golden Visa program allows investors to sponsor immediate family members for residency under the same property investment visa.
Eligible family members include your spouse, unmarried children typically under 25 years old, and dependent parents in some cases. Each family member receives their own residency card linked to your primary investment, allowing them the same residential rights and travel privileges within Oman. Children can attend local schools and universities, while spouses can work or establish businesses under the residency permit.
Family inclusion doesn't require additional property investment beyond the minimum threshold, but some investors choose to increase their investment amount to strengthen their application when including multiple family members. All family members must meet basic requirements including health insurance coverage, medical certificates, and police clearance certificates from their countries of residence.
Family members' residency permits remain valid as long as the primary investor maintains the qualifying property and renews their permit on schedule. If the primary investor's permit expires or is cancelled, all dependent family members lose their residency status simultaneously. Adult children who marry or exceed age limits may need to establish their own qualifying investments to maintain residency.
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What are the main steps in the application process?
The Omani property investment visa application follows a structured 6-step process from property selection to residency card collection.
1. **Property Selection and Purchase** - Identify eligible properties in ITCs or approved investment zones - Conduct due diligence on property developer, title, and ITC certification - Complete purchase transaction and obtain registered property deed - Ensure investment amount meets minimum threshold for desired residency duration2. **Document Preparation** - Obtain police clearance certificates from home country (apostilled) - Secure medical certificates from approved healthcare providers - Arrange health insurance coverage extending to Oman - Prepare financial statements and proof of investment funds3. **Application Submission** - Complete application forms through Invest Oman portal or legal representatives - Submit all required documents with certified translations where necessary - Pay application fees and processing charges - Provide biometric data and photographs as required4. **Review and Assessment** - Authorities conduct background verification and document review - Property eligibility and investment amount verification - Interview process if required based on application complexity - Processing typically takes 60-90 days from complete submission5. **Approval and Card Issuance** - Receive approval notification with residency card collection instructions - Complete final biometric enrollment at designated centers - Collect physical residency cards for primary applicant and family members - Activate residency status through initial entry stamp6. **Post-Approval Requirements** - Register with local authorities within 30 days of arrival - Obtain Emirates ID equivalent for banking and services access - Set up renewal timeline tracking for future complianceWhat documents and conditions do applicants need to prepare for approval?
Successful Oman Golden Visa applications require comprehensive documentation covering identity, investment, health, and legal requirements.
**Core Identity Documents:**- Valid passport with minimum 2 years remaining validity- Certified passport copies and photographs meeting Omani specifications- Birth certificates for family members if applicable- Marriage certificate for spouse inclusion (apostilled and translated)**Investment Documentation:**- Property deed registered in applicant's name showing full ownership- Property valuation certificate confirming investment threshold compliance- ITC certification proving property eligibility for investor residency- Payment receipts and bank transfer records for purchase transaction**Financial Requirements:**- Bank statements from past 6 months demonstrating financial stability- Proof of funds source for property investment- Credit reports from major financial institutions- Tax clearance certificates from home country revenue authorities**Health and Legal Clearances:**- Police clearance certificates from all countries of residence (past 5 years)- Medical certificates from approved healthcare providers in home country- Health insurance policies covering Omani medical services- HIV/AIDS and tuberculosis screening results**Additional Conditions:**- No criminal convictions or pending legal proceedings- Demonstrated intent to maintain property ownership throughout residency period- Compliance with Omani cultural and social norms acknowledgment- Payment of all application fees and government processing chargesIt's something we develop in our Oman property pack.
Is there a pathway from residency through investment to permanent residency or citizenship?
No, Oman's Golden Visa program does not provide a direct pathway to permanent residency or citizenship through investment.
The investor residency program grants renewable temporary residency permits for 5 or 10-year periods, but these do not automatically lead to permanent resident status or Omani citizenship. Even after maintaining residency for multiple renewal cycles, investors must continue meeting investment requirements and renewal criteria indefinitely. There is no provision in current Omani law for investment-based permanent residency or citizenship acquisition.
Any pathway to Omani citizenship must follow traditional naturalization procedures, which typically require royal decree approval and are entirely separate from the investor residency program. These traditional routes consider factors like long-term residence, community integration, Arabic language proficiency, and special contributions to Oman, but investment residency alone does not qualify applicants for consideration.
As of September 2025, some investors have maintained Golden Visa residency for extended periods by continuously renewing their permits, effectively achieving long-term residence through ongoing investment commitment. However, this remains temporary residency status regardless of duration, and any changes to the investment program could affect long-term residents' status.
What feedback is available from people who have applied — both those who succeeded and those who failed?
Applicant experiences with Oman's Golden Visa program show clear patterns between successful and unsuccessful applications, with documentation quality and professional assistance being key differentiators.
**Successful Applicant Experiences:**- Most successful applicants report streamlined processing when working with experienced legal representatives familiar with Omani investment regulations- Property investors who purchased in well-established ITCs like Muscat Hills or The Wave experienced faster approvals compared to newer developments- Families appreciated the inclusion of spouses and children without additional investment requirements- Business ownership rights and banking access received positive feedback from approved investors- Processing times typically ranged from 60-120 days for complete applications with proper documentation**Common Challenges and Failure Reasons:**- Incomplete or improperly apostilled police clearance certificates caused the most application delays and rejections- Property purchases outside designated ITCs or approved zones led to automatic disqualification- Insufficient proof of funds or unclear source of investment money resulted in financial verification failures- Missing health insurance coverage or inadequate medical certificates caused health requirement failures- Underestimating the true investment amount when including fees and taxes led to threshold shortfalls**Specific Feedback Patterns:**- UAE and Saudi investors reported smoother processes due to regional banking integration- European applicants faced longer processing times for document apostille and translation requirements- Property investors in Salalah tourism projects experienced delays due to newer ITC certifications- Business investment route applicants reported more complex documentation requirements but greater operational flexibility**Professional Assistance Impact:**- Self-submitted applications showed 40% higher rejection rates compared to professionally assisted submissions- Legal representatives familiar with Invest Oman portal procedures significantly reduced processing delays- Property selection guidance from qualified advisors prevented many ITC eligibility issuesConclusion
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 Golden Visa program provides a structured pathway to residency through property investment, with clear requirements and renewable permits that accommodate investors and their families.
Success depends heavily on proper documentation, eligible property selection within ITCs, and maintaining ongoing investment throughout the residency period, though the program offers no pathway to permanent residency or citizenship.
Sources
- Times of India - Oman Golden Visa Launch
- Bayat Group - Oman Residency by Investment
- Business Today - Golden Visa Rollout Oman
- Sands of Wealth - Oman Property Investment Visa
- CitizenX - Oman Investment Migration
- CitizenX - Oman Golden Visa
- Sands of Wealth - Oman Residence Visa Property Requirements
- Chambers - Investor Visas in Oman