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Oman offers multiple visa pathways for property investors seeking long-term residency in the Sultanate. As of June 2025, foreign investors can obtain 5-year or 10-year residency permits through the Investor Residency Program (IRP), commonly known as the Oman Golden Visa, by investing in real estate or other qualifying assets.
The minimum investment threshold starts at OMR 250,000 (approximately USD 650,000) for a 5-year residency permit, while OMR 500,000 (approximately USD 1.3 million) qualifies investors for a 10-year permit. Property purchases in designated Integrated Tourism Complexes (ITCs) like Al Mouj, Muscat Bay, and Sifah can provide the foundation for these investment visas.
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Oman's property visa system operates through the Investor Residency Program (IRP), requiring minimum investments of OMR 250,000 for 5-year permits or OMR 500,000 for 10-year permits.
Foreign investors can purchase real estate in designated areas like ITCs to qualify for long-term residency that includes family members, though citizenship through investment is not available.
| Visa Type | Minimum Investment | Validity Period | Family Inclusion | Renewal Requirements |
|---|---|---|---|---|
| 5-Year IRP | OMR 250,000 | 5 years | Yes (spouse & children) | ID renewal every 2 years |
| 10-Year IRP | OMR 500,000 | 10 years | Yes (spouse & children) | ID renewal every 3 years |
| Freehold Property Visa | OMR 50,000+ | 99 years | Yes | ID renewal every 2 years |
| Partner Visa | 25% company ownership | 2 years | Possible | Renewable every 2 years |
| Retiree Visa | OMR 4,000/month income | Long-term | Yes | Based on income proof |
| Employment Visa | Job offer required | 2 years | Yes | Employer sponsorship |
| Student Visa | University admission | Study duration | No | Academic progress |
What types of visas are available in Oman for property or investment purposes?
Oman offers five main visa categories for property and investment purposes as of mid-2025.
The Investor Residency Program (IRP), commonly called the Oman Golden Visa, provides 5-year or 10-year residency permits for qualifying investments including real estate, company shares, government bonds, or long-term bank deposits. The Partner Visa targets individuals owning at least 25% of an Omani company with active operational involvement, typically valid for 2 years with renewal options.
The Retiree Residency Visa serves individuals aged 60 and above with a minimum monthly income of OMR 4,000, requiring no business or property ownership. Freehold Property Visas allow property ownership in designated Integrated Tourism Complexes with potential 99-year residency terms. Employment-based visas remain available for those securing job offers from Omani employers, typically lasting 2 years with employer sponsorship requirements.
Each visa type serves different investor profiles and investment capacities, with the IRP being the most popular option for serious property investors seeking long-term residency.
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Is there a real estate investment route that grants residency or a visa in Oman?
Yes, Oman provides a clear real estate investment route for obtaining residency through property purchases.
Foreign investors can obtain long-term residency by purchasing property in designated Integrated Tourism Complexes (ITCs) such as Al Mouj, Muscat Bay, Muscat Hills, and Sifah. These developments specifically allow freehold property ownership for non-Omani nationals, which can serve as the investment basis for residency applications.
Property investments in these areas can qualify for both the 5-year IRP (minimum OMR 250,000) and 10-year IRP (minimum OMR 500,000) programs. Some ITCs also offer specialized Freehold Property Visas with 99-year terms, though these require ID renewal every 2 years. The real estate must be completed and legally transferred to the investor's name before residency applications can proceed.
Property investments outside designated areas do not qualify for residency visas, making location selection crucial for investors seeking visa benefits alongside real estate ownership.
What is the minimum investment threshold required to qualify for an Oman property visa?
The minimum investment thresholds for Oman property visas vary significantly based on the specific program and residency duration desired.
For the mainstream Investor Residency Program (IRP), Tier Two requires a minimum investment of OMR 250,000 (approximately USD 650,000) for 5-year residency permits. Tier One demands OMR 500,000 (approximately USD 1.3 million) for 10-year residency permits. These amounts can be invested in real estate, company shares, government bonds, or qualifying bank deposits.
Freehold Property Visas in certain ITCs offer a lower entry point starting at OMR 50,000, though this typically provides different residency terms and may grant 99-year residency with biennial ID renewals rather than the standard IRP benefits. Partner Visas require 25% ownership in an Omani company but don't specify exact monetary amounts, depending instead on the company's value and operational requirements.
The Retiree Visa bypasses property investment entirely, requiring OMR 4,000 monthly income instead. Most serious property investors targeting long-term residency focus on the OMR 250,000 or OMR 500,000 IRP thresholds for maximum benefits and flexibility.
Is there a Golden Visa program or a Citizenship by Investment option currently active in Oman?
Oman operates a Golden Visa program through its Investor Residency Program (IRP), but does not offer citizenship by investment.
The IRP, marketed as Oman's "Golden Visa," provides long-term residency permits rather than citizenship or passport benefits. This program grants 5-year or 10-year renewable residency permits for qualifying investments, allowing holders to live, work, and conduct business in Oman without local sponsorship requirements. Family members can be included under the same permit, making it attractive for investors seeking regional stability.
Oman does not currently offer citizenship through investment programs. Omani nationality laws remain stringent, with citizenship granted only under exceptional circumstances unrelated to property or business investment. Dual citizenship is generally not permitted under Omani law, and naturalization typically requires decades of continuous residence with additional cultural and linguistic requirements.
Investors seeking citizenship should focus on the long-term residency benefits of the IRP while understanding that Omani citizenship through investment is not available as of June 2025.
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How does the residency through investment program in Oman actually work in practice?
The Oman residency through investment program operates as a straightforward application process following investment completion.
Investors first make qualifying investments meeting minimum thresholds, whether through real estate purchases in ITCs, company share acquisitions, government bond purchases, or long-term bank deposits. Once the investment is legally completed and documented, investors submit applications through the Ministry of Commerce and Industry and the Directorate General of Passport and Residence with required documentation.
The program allows foreign investors to live, work, and conduct business in Oman without requiring local sponsorship, a significant advantage over employment-based visas. Successful applicants receive renewable residency permits that grant multiple-entry privileges and the right to establish businesses. Family members receive their own residency permits under the main investor's sponsorship, including spouse and children up to age 25 in most cases.
Residency holders must maintain their qualifying investments throughout the permit validity period and can lose residency if investments fall below minimum thresholds. The permits provide access to Omani banking, healthcare, and education systems, though some services may require additional registration or fees.
What are the detailed steps and legal process to apply for an Oman property visa?
The Oman property visa application follows a structured five-step legal process requiring careful documentation and investment completion.
- Investment Selection and Completion: Choose between real estate in ITCs, company shares, government bonds, or bank deposits, then complete the legal transfer and obtain ownership documentation.
- Documentation Preparation: Gather required documents including passport copies, clean criminal record certificates, health insurance, bank statements, and investment proof.
- Application Submission: Submit complete applications through the Ministry of Commerce and Industry and/or the Directorate General of Passport and Residence with all supporting documents.
- Review and Processing: Wait for government review, which typically takes 30-90 days depending on application completeness and current processing volumes.
- Permit Issuance: Receive approved residency permits and complete any additional registration requirements, including Emirates ID-style documentation for longer-term permits.
Legal representation is recommended but not required for the application process. Many investors engage local attorneys or consultancy firms to ensure proper documentation and submission procedures. Applications can be rejected for incomplete paperwork, insufficient financial proof, or past visa violations, making thorough preparation essential.
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What documents and eligibility requirements are needed to qualify for the investment or property visa?
Oman property visa applications require comprehensive documentation proving identity, financial capacity, and legal compliance.
| Document Category | Specific Requirements | Additional Notes |
|---|---|---|
| Identity Documents | Valid passport (6+ months), birth certificate, marriage certificate | All documents must be certified and translated |
| Financial Proof | Bank statements, investment documentation, proof of funds | Must show minimum thresholds met |
| Legal Clearance | Clean criminal record, no deportation history | Must cover all countries of residence |
| Health Requirements | Valid health insurance for applicant and family | Coverage must include Oman medical services |
| Investment Evidence | Property deeds, company shares, bond certificates | Must meet minimum investment thresholds |
| Family Documentation | Spouse and children's documents if including family | Children eligibility may extend to age 25 |
| Application Forms | Completed government application forms | Available through official channels |
Applicants must be at least 21 years old and demonstrate financial solvency beyond the minimum investment amounts. Clean criminal records must cover all countries where applicants have lived for more than 6 months during the past 10 years.
Can the visa or residency permit be extended to include family members, and under what conditions?
Yes, Oman property visas can be extended to include immediate family members under specific conditions and documentation requirements.
The main investor acts as sponsor for family members, who receive their own individual residency permits linked to the primary application. Eligible family members typically include spouses and children, with children's eligibility often extending to age 25 depending on the specific program. Parents and siblings are generally not eligible for inclusion under investment-based visas.
Family members must provide their own documentation including passports, birth certificates, marriage certificates, clean criminal records, and health insurance coverage. Each family member requires separate health insurance that meets Omani standards. Children over 18 may need to demonstrate student status or dependency to maintain eligibility.
Family members receive the same visa validity period as the main applicant and must renew their permits simultaneously. They gain the right to live, work, and study in Oman, though some employment categories may require additional work permits. If the main investor's visa is revoked or not renewed, family members lose their residency status automatically.
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What is the validity period of the visa or residency permit issued through property investment?
Oman property investment visas offer varying validity periods depending on the specific program and investment level chosen.
The 5-Year IRP provides renewable 5-year residency permits with ID renewal requirements every 2 years throughout the permit period. The 10-Year IRP offers renewable 10-year residency permits with ID renewal every 3 years, providing greater convenience for long-term residents. Both programs require permit renewal at the end of their validity periods, contingent on maintaining qualifying investments.
Freehold Property Visas in certain ITCs can provide up to 99-year residency terms, though these require ID renewal every 2 years and may have different benefits compared to standard IRP permits. Partner Visas typically last 2 years with renewable terms based on continued company involvement and operational requirements.
All permit types require continuous maintenance of qualifying investments throughout their validity periods. Failure to maintain minimum investment levels can result in permit revocation regardless of remaining validity time. Renewals are generally straightforward for compliant permit holders but require updated documentation and proof of continued investment compliance.
Is there a pathway to permanent residency or Omani citizenship through property or business investment?
Oman does not offer permanent residency or citizenship through property or business investment programs as of June 2025.
The Investor Residency Program provides long-term renewable residency rather than permanent status, requiring continuous investment maintenance and periodic renewal applications. While permits can theoretically be renewed indefinitely as long as investment requirements are met, they do not convert to permanent residency after any specific time period.
Omani citizenship remains extremely restrictive and is not linked to investment or business activities. Citizenship is granted only under exceptional circumstances, typically involving significant contributions to the country or special government recognition. Naturalization through residence requires decades of continuous presence with additional cultural, linguistic, and integration requirements that extend far beyond investment thresholds.
Dual citizenship is generally prohibited under Omani law, requiring most naturalized citizens to renounce their original nationality. Investors seeking permanent residency or citizenship should consider alternative countries with such programs, while viewing Oman's investment visa as a long-term renewable residency solution rather than a pathway to permanent status.
Are there specific requirements or sectors for the business investment route, apart from real estate?
Oman's business investment route offers multiple sector options beyond real estate, each with specific requirements and minimum thresholds.
Company share investments require establishing or purchasing shares in Omani businesses, with 10-year IRP qualification requiring companies with at least 50 Omani employees or joint-stock companies with market values of OMR 500,000. Government bond investments provide lower-risk options for conservative investors, though specific bond types and minimum holdings vary based on current government offerings.
Long-term bank deposits in Omani financial institutions can qualify for IRP programs, typically requiring deposits to remain untouched for the visa validity period. Manufacturing, technology, tourism, and logistics sectors often receive preferential treatment in investment visa applications, reflecting government economic diversification priorities.
Business investments must demonstrate job creation potential for Omani nationals, with employment generation often weighing heavily in application evaluations. Investors can combine multiple investment types to meet minimum thresholds, such as real estate plus company shares, providing flexibility in portfolio construction while maintaining visa qualification.
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What has been the experience or feedback from people who successfully obtained or were rejected for the Oman property visa?
Successful Oman property visa applicants consistently emphasize thorough documentation preparation and professional guidance as key success factors.
Approved applicants frequently praise Oman's stable regulatory environment, family inclusion benefits, and the ease of conducting business without local sponsorship requirements. Many investors appreciate the country's strategic location between Europe, Asia, and Africa, along with growing infrastructure and economic diversification efforts. The relatively straightforward renewal processes for compliant investors receive positive feedback from long-term residents.
Common rejection reasons include incomplete paperwork, insufficient financial proof beyond minimum investment amounts, past visa violations in Oman or neighboring Gulf countries, and failure to meet health insurance requirements. Some applicants underestimate the documentation translation and certification requirements, leading to processing delays or rejections.
Successful applicants recommend engaging local legal counsel, allowing 3-6 months for complete application processing, and maintaining substantial financial reserves beyond minimum investment thresholds. Many emphasize the importance of understanding ongoing compliance requirements and renewal procedures before making initial investments.
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 property visa programs offer attractive options for investors seeking Gulf region residency through real estate investment.
While citizenship is not available through investment, the renewable residency permits provide substantial benefits for property investors and their families looking to establish long-term presence in this strategically located and stable nation.
Sources
- Iskanco - Comprehensive Guide to Oman Investor Residency Visa
- Bayat Group - Oman Residency Investment
- Mirabello Consultancy - Oman Golden Visa Costs and Requirements
- Chambers - Investor Visas in Oman
- Crown Continental - Oman Visa and Residency
- SandsOfWealth - Oman Real Estate for Foreigners
- Ideal Buildings - Oman Freehold Property Visa
- Abso Mann - Oman Golden Visa
- Golden Visas - Oman
- AER Oman - Residency by Investment