Can you become a permanent resident (or a citizen) in Oman after buying a property? (January 2026)

Oman has opened real pathways for foreigners to buy residential property and gain long-term residency through investment, making it one of the more accessible Gulf countries for property buyers.

We constantly update this blog post to reflect the latest rules, thresholds, and official announcements from Omani authorities.

The information below will walk you through exactly what buying property in Oman can and cannot do for your residency and citizenship goals.

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 buying property help me get permanent residency in Oman?

Does buying a property qualify or at least help for residency in Oman?

As of early 2026, yes, buying property in Oman directly qualifies you for long-term residency under the country's Investor Residency program, which is commonly called the Golden Residency.

The minimum property investment in Oman for residency is 250,000 Omani Rials (approximately $650,000 or €600,000) for a 5-year permit, or 500,000 Omani Rials (approximately $1,300,000 or €1,200,000) for a 10-year permit.

Beyond the investment amount, you must purchase property in an area where foreigners are legally allowed to own, such as an Integrated Tourism Complex (ITC) like Al Mouj Muscat or Muscat Hills.

Property ownership in Oman can also support other visa categories, as owning real estate demonstrates financial stability and ties to the country when applying for business visas or sponsoring family members.

Is there any residency visa directly linked to property ownership in Oman right now?

Yes, Oman's Investor Residency (Golden Residency) program explicitly lists property purchase as one of the qualifying investment routes, making it a direct property-to-residency pathway.

Buying your primary residence in Oman qualifies for this residency as long as the property meets the minimum value threshold of 250,000 Omani Rials for the 5-year tier or 500,000 Omani Rials for the 10-year tier.

Buying a rental or investment property also qualifies because Oman's investor residency rules focus on the property's value, not whether you personally live in it.

What exactly do I get with a property-based residency in Oman?

Is this residency temporary or permanent in Oman right now?

Property-based residency in Oman grants you a long-term but technically temporary status, meaning it must be renewed periodically rather than being permanent from day one.

The official name is Investor Residency under the Golden Residency Program, which Oman launched to attract foreign investment and high-net-worth individuals.

The key legal distinction in Oman is that temporary residency requires ongoing proof of eligibility (like maintaining your property investment), while permanent residency or citizenship would not require such conditions.

This temporary status still provides substantial benefits including the right to live in Oman, open bank accounts, and sponsor family members, though work rights may require additional permits.

How long is the initial residency permit valid in Oman in 2026?

As of early 2026, the initial validity period is 5 years for Tier Two (250,000 Omani Rials investment) or 10 years for Tier One (500,000 Omani Rials investment).

These validity periods have remained consistent since Oman formalized its Golden Residency framework, with no publicly announced changes to the durations in recent years.

The validity period in Oman typically begins from the date your residency card is issued, though you should confirm the exact start date printed on your permit.

Residents in Oman should begin the renewal process at least 2 to 3 months before expiration to avoid any gaps in legal status.

How many times can I renew residency in Oman?

Oman's Investor Residency can be renewed indefinitely as long as you continue to meet the qualifying conditions, with no published cap on the number of renewals.

Each renewal period matches your original tier: 5 years for Tier Two or 10 years for Tier One, maintaining the same duration as your initial permit.

Renewal conditions in Oman do not become stricter over time, but you must demonstrate continued ownership of a qualifying property at each renewal.

The most common reason for renewal rejection in Oman is selling or losing ownership of the qualifying property before the renewal application is processed.

Can I live and work freely with this residency in Oman?

Oman's Investor Residency allows you to live freely in the country, but working as an employee typically requires a separate work permit or proper labor authorization.

This residency is better suited for self-employment, business ownership, or retirement, as it does not automatically grant unrestricted access to the Omani labor market.

Certain professions in Oman are reserved for Omani nationals under the country's Omanization policies, which may limit employment options even with additional permits.

If you plan to work for an Omani employer, you will likely need your employer to sponsor a work permit on top of your investor residency status.

Can I travel in and out easily with residency in Oman?

Yes, Oman's Golden Residency is designed for flexible international lifestyles, allowing you to travel in and out of the country without needing re-entry permits for each trip.

However, if your goal is eventual citizenship, you must limit your absences to no more than 90 days per year to maintain continuous residence under Omani nationality law.

Oman residency does not grant visa-free access to other countries; your travel privileges abroad depend entirely on your passport nationality, not your Omani residence status.

When re-entering Oman after traveling abroad, you must carry your valid residency card along with your passport to clear immigration smoothly.

Does this residency lead to permanent residency in Oman eventually?

Oman does not have a traditional "permanent residency" status like some countries; instead, the pathway leads toward citizenship by naturalization after 15 years of continuous legal residence.

You must maintain legal residency in Oman for 15 consecutive years before you become eligible to apply for citizenship, with strict limits on time spent outside the country.

Beyond time, citizenship applicants must demonstrate Arabic literacy (reading and writing), good conduct, financial self-sufficiency, good health, and willingness to renounce other nationalities.

Even after meeting all conditions, obtaining citizenship does not remove the need to maintain property investment; however, once granted citizenship, your status becomes permanent and unconditional.

What conditions must I keep to maintain residency in Oman?

Do I need to keep the property to keep residency in Oman?

Yes, you must maintain ownership of a qualifying property in Oman throughout the entire validity period of your investor residency permit.

If you sell your property before your permit expires, your residency status in Oman becomes vulnerable and may be cancelled at the next review or renewal.

You can replace your property with another qualifying property in Oman as long as the new property meets the minimum value threshold and is in an approved location for foreign ownership.

Omani authorities verify property ownership through land registry records when processing residency renewals, so ensure your title documentation is current and properly registered.

Is there a minimum stay requirement per year in Oman?

For maintaining investor residency in Oman, there is no officially published minimum stay requirement on the Invest Oman website for the permit itself.

However, if you want to qualify for Omani citizenship later, the nationality law is strict: your residence is considered "broken" if you are absent more than 90 days in any given year.

If you fail to meet the 90-day rule in years when you are building toward citizenship, that year may not count toward your 15-year continuous residence requirement.

The minimum stay requirement becomes critical when applying for citizenship, so plan to spend at least 275 days per year in Oman if naturalization is your long-term goal.

Can I rent out the property and keep residency in Oman?

Yes, nothing in Oman's investor residency rules requires you to live in the property yourself, so renting it out is permitted while maintaining your residency status.

There are no specific restrictions in Oman distinguishing between short-term vacation rentals and long-term leases for residency-linked properties, though local regulations may apply to short-term rentals.

Rental income from your Omani property will be subject to Oman's tax rules, and you should register any rental activity appropriately to stay compliant.

The Ministry of Housing has indicated that foreign property owners can retain and manage their properties even through rental agents, which supports treating your investment as income-producing.

Can residency be revoked after approval in Oman right now?

Yes, residency in Oman can be revoked if you stop meeting the qualifying conditions, such as selling your property or violating local laws.

The official process involves notification from immigration authorities, and your residency status may be cancelled administratively if non-compliance is discovered.

Appeals processes in Oman are limited, and decisions by the Ministry of Interior often carry significant discretionary authority that is difficult to challenge.

If revocation is initiated, you typically have a short grace period (usually 30 days) to either rectify the issue, such as purchasing a new qualifying property, or to leave Oman.

Can real estate investment lead to citizenship in Oman?

Can property investment directly lead to citizenship in Oman?

No, Oman does not have a citizenship-by-investment program, so property investment alone will never directly grant you an Omani passport regardless of the amount you invest.

Investing a higher amount in property (such as the 500,000 Omani Rials tier instead of 250,000 Omani Rials) does not accelerate your path to citizenship in Oman since naturalization depends on years of residence, not investment size.

The typical timeline from initial property investment to citizenship eligibility in Oman is at least 15 years, assuming you maintain continuous legal residence throughout that period.

The key difference is that citizenship-by-investment programs (like those in some Caribbean nations) grant passports quickly for money, while Oman requires you to actually live in the country and integrate over many years.

Is citizenship automatic after long-term residency in Oman?

No, citizenship is not automatic in Oman; after 15 years of continuous legal residence, you must submit a separate naturalization application that is reviewed by the Ministry of Interior.

You need exactly 15 years of lawful and continuous residence in Oman before you can even apply for citizenship, with strict absence limits throughout.

Additional requirements include demonstrating Arabic literacy (reading and writing), proving good character with no serious criminal record, having a legitimate income source, meeting health standards, and agreeing to renounce any other nationality.

Processing time for Omani citizenship applications varies significantly and is not publicly disclosed, with the Ministry retaining full discretion to approve or reject without providing reasons.

What are the real requirements to become a citizen in Oman?

Do I need physical presence for citizenship in Oman right now?

Yes, Omani nationality law requires that you spend substantial time physically present in Oman, with absences in any year not exceeding 90 days to maintain "continuous" residence.

The physical presence requirement is calculated on a per-year basis rather than a rolling cumulative total, meaning each individual year must meet the 90-day absence limit.

Authorities verify physical presence through passport stamps and border records when processing citizenship applications in Oman, so maintain accurate records of your travel.

There are no widely publicized exemptions to the physical presence requirement in Oman, so plan to spend at least 275 days per year in the country throughout your 15-year residency period.

Can my spouse and kids get citizenship too in Oman in 2026?

As of early 2026, spouses and children have specific pathways to Omani citizenship, but they follow different rules than the main applicant's 15-year naturalization track.

Family members typically cannot apply together; spouses have their own separate timelines based on marriage duration and must meet individual requirements.

Minor children can acquire Omani nationality through their father in certain circumstances, and there are provisions for children of Omani mothers under defined conditions in the nationality law.

Foreign spouses face different requirements: a foreign husband of an Omani woman must wait 10 years of marriage plus have a child, while a foreign wife of an Omani man may apply after 8 years of marriage.

What are the most common reasons citizenship is denied in Oman?

The most common reason citizenship applications are denied in Oman is failing to meet the 15-year continuous residence requirement or exceeding the 90-day absence limit in any year.

Two other frequently cited reasons are inadequate Arabic language proficiency (you must read and write Arabic) and criminal record issues, especially felonies or crimes involving dishonesty.

Applicants who are denied can generally reapply, though there is no published waiting period, and the discretionary nature of decisions means reapplication success is uncertain.

The single most effective step to avoid denial in Oman is to meticulously document your physical presence, maintain clean legal records, and invest in Arabic language learning from the beginning of your residency.