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Oman's Investor Residency Program offers a clear pathway to long-term residency through property investment, though it doesn't lead to citizenship. The program requires a minimum investment of OMR 250,000 (approximately USD 650,000) in designated Integrated Tourism Complexes and provides renewable residency permits for investors and their families.
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Oman's property visa program allows foreigners to obtain 5-year or 10-year renewable residency permits through qualifying real estate investments in designated tourism complexes.
The program requires minimum investments of OMR 250,000 for 5-year permits or OMR 500,000 for 10-year permits, with no direct path to citizenship but indefinite renewal possibilities.
| Investment Tier | Minimum Amount | Visa Duration | Renewal Period | Family Inclusion |
|---|---|---|---|---|
| Tier 2 | OMR 250,000 (~USD 650,000) | 5 years | Every 2 years | Spouse & children (up to 25) |
| Tier 1 | OMR 500,000 (~USD 1.3 million) | 10 years | Every 3 years | Spouse & children (up to 25) |
| Property Location | Designated Integrated Tourism Complexes only | |||
| Processing Time | 10-60 days typically | |||
| Citizenship Path | No direct route available | |||
| Business Alternative | Yes, with 50+ Omani employee requirement | |||
What exactly is the Oman property visa and how does it work?
The Oman property visa is officially called the Investor Residency Program (IRP), which allows foreign investors to obtain renewable residency permits through qualifying property investments.
As of September 2025, the program operates through two main tiers: a 5-year residency permit requiring a minimum investment of OMR 250,000 (approximately USD 650,000), and a 10-year residency permit requiring OMR 500,000 (approximately USD 1.3 million). These investments must be made in designated Integrated Tourism Complexes such as Al Mouj Muscat, Muscat Hills, Muscat Bay, and Sifah.
The program requires investors to maintain ownership of their property throughout the visa validity period. Early sale of the property can lead to residency cancellation, making this a long-term commitment rather than a short-term investment strategy. The residency permits are renewable indefinitely as long as the investment requirements continue to be met.
Unlike some other countries' investment programs, Oman's property visa provides residency rights but does not include work authorization automatically. Investors who wish to work in Oman need to obtain separate work permits through the standard employment visa process.
Does Oman offer a Golden Visa or a Citizenship by Investment program?
Oman offers a Golden Visa program through its Investor Residency Program but does not provide citizenship by investment.
The Golden Visa designation refers to Oman's IRP, which grants long-term residency permits to qualifying investors. However, Oman's laws explicitly prohibit citizenship acquisition through investment. Citizenship requires separate approval via a Royal Decree and follows traditional naturalization processes that are not connected to the investment program.
This distinction is important for investors who may be comparing Oman's program to citizenship-by-investment programs offered by countries like Malta, Cyprus, or various Caribbean nations. While Oman's program provides long-term residency benefits, it does not offer the ultimate goal of citizenship that some investors seek.
The Golden Visa can be renewed indefinitely, providing a stable long-term residency solution, but investors should not expect any automatic path to Omani citizenship through this program.
Is there a real estate investment route to get residency in Oman?
Yes, real estate investment is one of the primary routes to obtain residency in Oman through the Investor Residency Program.
Foreign buyers must purchase freehold property specifically in designated Integrated Tourism Complexes (ITCs). As of September 2025, eligible complexes include Al Mouj Muscat, Muscat Hills, Muscat Bay, and Sifah. Properties outside these designated areas do not qualify for the residency program, regardless of their value.
The real estate investment must meet the minimum thresholds: OMR 250,000 for a 5-year permit or OMR 500,000 for a 10-year permit. The property must be purchased outright - financing arrangements or partial payments do not qualify for the residency program. Additionally, the investment must be maintained throughout the validity period of the residency permit.
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Popular choices among investors include Al Mouj Muscat, which is often preferred for its higher rental yields and robust facilities, making it attractive for both residency and investment return purposes.
What is the minimum investment threshold for property or real estate?
The minimum investment thresholds for Oman's property residency program are clearly defined in two tiers based on the desired residency duration.
| Residency Duration | Minimum Investment (OMR) | Minimum Investment (USD) | Renewal Period | Property Requirements |
|---|---|---|---|---|
| 5 years | 250,000 | ~650,000 | Every 2 years | Designated ITC freehold |
| 10 years | 500,000 | ~1,300,000 | Every 3 years | Designated ITC freehold |
| Property Type | Residential units in ITCs only | |||
| Payment Method | Full payment required (no financing) | |||
| Ownership Period | Must maintain throughout visa validity | |||
| Transfer Restrictions | Sale triggers residency cancellation | |||
These amounts represent the total property value and must be paid in full at the time of purchase. Partial payments, installment plans, or mortgage-financed purchases do not qualify for the residency program, even if the total value eventually reaches the threshold amounts.
Are there options for business investment instead of property, and what are the requirements?
Yes, Oman's Investor Residency Program offers business investment alternatives to property investment with specific requirements and minimum thresholds.
Business investment options include investing in limited liability companies, public joint-stock companies, or creating new businesses in Oman. The same minimum investment thresholds apply: OMR 250,000 for a 5-year permit and OMR 500,000 for a 10-year permit. However, business investments come with additional operational requirements that property investments do not have.
The most significant requirement for business-route investors is the obligation to employ at least 50 Omani nationals. This employment requirement must be maintained throughout the residency period and represents a substantial operational commitment beyond the financial investment. Businesses must also demonstrate ongoing operations and contribute to Oman's economic development goals.
Alternative investment options also include long-term government bonds or deposits meeting the same minimum amounts. These financial instruments provide a more passive investment approach compared to active business operations but may offer lower returns than property or business investments.
Most investors choose the property route due to its simpler ongoing requirements and potential for capital appreciation and rental income, while business investments require active management and employment obligations.
What is the duration of the property or investor residency permit in Oman?
Oman's Investor Residency Program offers two duration options with different renewal schedules based on the investment amount.
The 5-year residency permit, available with a minimum investment of OMR 250,000, must be renewed every two years throughout its validity. The 10-year residency permit, requiring OMR 500,000, needs renewal every three years. These renewal requirements ensure ongoing compliance with program conditions and maintenance of the qualifying investment.
Importantly, both types of permits can be renewed indefinitely as long as the investment requirements continue to be met. There is no maximum number of renewals, allowing investors to maintain their Omani residency for decades if desired. However, each renewal requires demonstrating continued compliance with all program requirements.
The renewal process involves confirming that the original investment is still maintained, updating documentation, and paying applicable renewal fees. Investors must also maintain valid health insurance and meet any additional requirements that may be introduced during the renewal period.
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Can the visa cover my spouse and children as dependents?
Yes, the Oman Investor Residency Program includes comprehensive family coverage at no additional investment cost.
Spouses and children up to age 25 can be included in the residency permit without requiring separate investments. This family inclusion applies to both the 5-year and 10-year permit options and represents one of the program's most attractive features for family-oriented investors.
Each family member included in the application must provide individual documentation, including passports, birth or marriage certificates, and proof of health insurance coverage in Oman. Children over 18 but under 25 may need to provide proof of student status or dependency to qualify for inclusion.
All family members receive the same residency rights as the primary investor, including the ability to live in Oman throughout the permit validity period. However, like the primary investor, family members who wish to work in Oman need to obtain separate work permits through standard employment visa processes.
The family inclusion benefit makes Oman's program particularly cost-effective compared to programs that charge per person or require separate investments for family members.
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What are the steps to apply for the property visa or investment residency?
The application process for Oman's property visa follows a structured five-step procedure that typically takes 10-60 days to complete.
Step 1 involves selecting and purchasing qualifying investment property in designated Integrated Tourism Complexes, obtaining all official ownership documentation and ensuring the investment meets the minimum threshold requirements. This step requires careful due diligence on both the property and the developer to ensure compliance with program requirements.
Step 2 requires preparing comprehensive documentation including passports for all family members, property ownership documents, bank statements proving financial solvency, health insurance coverage, criminal record certificates, and certified translations of all foreign documents. Incomplete documentation is a common cause of application delays or rejections.
Step 3 involves submitting the application through Oman's official Invest Oman portal or directly through the Ministry of Commerce, Industry, and Investment Promotion. Applications must be submitted with all required forms completed in the official government formats and all supporting documents properly certified.
Step 4 encompasses the review and processing period, during which background checks are conducted and document verification takes place. This stage typically takes 10-60 days, though complex cases or incomplete applications may require longer processing times.
Step 5 is the residency issuance, where approved applicants receive their residency cards at the designated government office. All family members included in the application receive their individual residency cards during this final step.
What documents and conditions are required for the application?
The Oman Investor Residency Program requires extensive documentation to verify eligibility and ensure compliance with program requirements.
Primary documents include valid passports with minimum six months remaining validity for all applicants, criminal record certificates from all countries where applicants have lived for the past 10 years, and comprehensive health insurance covering medical services in Oman. These security and health requirements are strictly enforced and cannot be waived.
Investment-related documents must include proof of financial solvency, official investment deed or certificate confirming the qualifying property purchase, and bank statements demonstrating the source of investment funds. All financial documents must be recent and properly certified by relevant authorities.
Family-related documentation requires birth certificates for children, marriage certificates for spouses, and certified translations of all foreign documents into Arabic or English. Children over 18 but under 25 may need additional documentation proving student status or dependency.
All application forms must be completed using official government versions, which can be obtained through the Invest Oman portal or relevant government offices. Outdated forms or unofficial versions may result in application rejection.
Professional preparation of documents and legal representation significantly increase approval likelihood, as incomplete documentation and financial discrepancies are common reasons for rejection.
Is there a clear path from investment residency to permanent residency or citizenship?
No, Oman's Investor Residency Program does not provide a direct path to permanent residency or citizenship.
While the residency permits can be renewed indefinitely as long as investment requirements are maintained, there is no automatic conversion to permanent residency status after a certain period. The program is designed to provide long-term renewable residency rather than a pathway to permanent status or citizenship.
Citizenship in Oman requires separate approval through traditional naturalization processes that involve Royal Decree approval and are not connected to the investment program. These naturalization processes are discretionary and extremely rare for foreign investors, regardless of their investment amounts or residency duration.
This limitation is perceived as a disadvantage compared to European or Caribbean citizenship-by-investment programs that offer direct paths to citizenship. However, the indefinite renewal possibility provides long-term stability for investors who primarily seek residency benefits rather than citizenship.
Investors should view this program as providing long-term residency rights rather than a stepping stone to Omani citizenship, and plan their investment strategy accordingly.
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How does the application process typically work from start to finish?
The complete application process for Oman's property visa typically spans 2-4 months from initial property selection to residency card issuance.
The initial phase involves property research and selection, which can take 2-6 weeks depending on investor preferences and market conditions. Investors typically work with local real estate agents familiar with ITC properties and residency requirements. Due diligence on developers, property locations, and legal compliance is crucial during this phase.
Property purchase and ownership transfer usually requires 2-4 weeks, involving legal documentation, payment processing, and official registration with Omani authorities. This phase requires coordination between developers, legal advisors, and government offices to ensure proper ownership documentation for the residency application.
Document preparation and compilation typically takes 1-2 weeks, depending on the complexity of obtaining criminal record certificates, financial documentation, and certified translations. Working with experienced legal advisors can significantly streamline this process and reduce delays.
Official application processing takes 10-60 days after submission, during which government authorities conduct background checks, verify documents, and review investment compliance. Well-prepared applications with complete documentation typically process faster than incomplete submissions.
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Final residency card issuance occurs within 1-2 weeks of approval notification, requiring personal appearance at government offices for all family members included in the application.
What feedback or experiences do people share about successfully or unsuccessfully getting the Oman property visa?
Investor feedback on Oman's property visa program generally highlights the importance of proper preparation and professional guidance for successful applications.
Successful applicants consistently report that well-prepared applications with complete documentation and legal representation significantly increase approval likelihood. The process is described as straightforward and efficient when all requirements are properly met, with processing times typically falling within the 10-60 day range for complete submissions.
Al Mouj Muscat emerges as the most popular choice among eligible ITCs, with investors praising its higher rental yields, robust facilities, and strong developer reputation. Many successful applicants specifically chose this location for both residency and investment return purposes.
Common reasons for application rejection include incomplete documentation, financial discrepancies, inadequate criminal record certificates, and failure to meet exact investment threshold requirements. Investors who attempted to navigate the process without professional assistance report higher rates of delays and complications.
The main disadvantage cited by investors is the lack of a pathway to citizenship, which some view as limiting compared to European or Caribbean programs. However, most investors appreciate the program's transparency, family inclusion benefits, and renewable nature for long-term residency planning.
Processing efficiency receives positive feedback, with most investors noting that the Omani government handles applications professionally and within reasonable timeframes when proper documentation is provided.
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.
Oman's Investor Residency Program offers a structured pathway to long-term residency through property investment, with clear requirements and family inclusion benefits.
While the program doesn't provide citizenship opportunities, it delivers renewable residency rights that can be maintained indefinitely through continued compliance with investment requirements.
Sources
- Sands of Wealth - Oman Property Investment Visa
- IMI Daily - Oman Investor Residency
- CitizenX - Oman Investment Migration
- Invest Oman - Investor Residency
- Mirabello Consultancy - Oman Investor Residency Guide
- Gulf News - Oman's Golden Visas
- AER Oman - Residency by Investment
- Sands of Wealth - Oman Residence Visa Property Requirements
- AFT Broker - Oman Golden Visa Investment Residency
- Times of India - Oman Long-term Residency by Investment