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Oman offers foreign investors several pathways to obtain residence visas through property investment, making it an attractive destination for those seeking long-term residency in the Gulf region.
The Omani government introduced investor residency programs in 2021, allowing foreigners to secure 5-year or 10-year renewable residence permits by purchasing property in designated Integrated Tourism Complexes (ITCs) or making qualifying business investments. These programs require minimum investments ranging from OMR 250,000 to OMR 500,000 depending on the residency duration desired.
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Oman provides residence visa options for foreign property investors through its Investor Residency Program, requiring minimum investments of OMR 250,000 for 5-year permits or OMR 500,000 for 10-year permits.
Property investments must be made in approved Integrated Tourism Complexes like Al Mouj, Muscat Bay, or Sifah, and permits can include family members but do not lead to citizenship.
| Residency Type | Minimum Investment | Duration | Family Inclusion | Citizenship Path |
|---|---|---|---|---|
| Property in ITCs | OMR 250,000 - 500,000 | 5-10 years | Yes (spouse, children) | No |
| Business Investment | OMR 250,000 - 500,000 | 5-10 years | Yes (spouse, children) | No |
| Golden Visa (IRP) | OMR 250,000 - 500,000 | 5-10 years | Yes (spouse, children) | No |
| Government Bonds | OMR 250,000 - 500,000 | 5-10 years | Yes (spouse, children) | No |
| Job Creation | 50 Omani jobs | 5-10 years | Yes (spouse, children) | No |
| Naturalization | 15-20 years residence | Permanent | N/A | Possible |
| Traditional Residence | Varies by case | 1-2 years | Limited | No |
What kind of residency options are available in Oman for foreign investors?
Oman offers multiple residency pathways specifically designed for foreign investors seeking long-term residence in the Sultanate.
The primary option is the Investor Residency Program (IRP), launched in 2021, which grants 5-year or 10-year renewable residence permits to qualifying investors. This program accepts investments in real estate within designated Integrated Tourism Complexes, business establishments, government bonds, or job creation initiatives for Omani nationals.
Property investment residency requires purchasing real estate in approved ITCs such as Al Mouj, Muscat Bay, Muscat Hills, and Sifah. Business investment residency involves establishing or purchasing a company, while the job creation pathway requires creating at least 50 employment opportunities for Omani citizens.
Government bond investment represents another qualifying route, though specific details on bond types and durations vary based on current government offerings. All residency options under the IRP include the ability to sponsor immediate family members, including spouses and dependent children.
As of June 2025, these programs continue to attract foreign capital while supporting Oman's economic diversification strategy away from oil dependency.
Is there a real estate investment route for getting a residence visa in Oman?
Yes, Oman explicitly allows foreign investors to obtain residence visas through qualified real estate investments.
The real estate investment route requires purchasing property within government-approved Integrated Tourism Complexes (ITCs). These designated developments include Al Mouj Muscat, Muscat Bay, Muscat Hills, Sifah, and other approved luxury residential and mixed-use projects throughout the country.
Property purchases outside these designated ITCs do not qualify for investor residency, making location selection crucial for visa eligibility. The residency permit remains valid and renewable as long as you maintain ownership of the qualifying property investment.
Foreign investors can purchase apartments, villas, or townhouses within these complexes, with property types ranging from luxury beachfront developments to golf course communities. The investment must be maintained throughout the residency period, and selling the property will typically result in residence permit cancellation.
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What is the minimum property investment amount required to qualify for residency?
The minimum property investment for Omani residence visas depends on the desired residency duration and tier level.
Tier Two residency requires a minimum investment of OMR 250,000 (approximately USD 650,000) and grants a 5-year renewable residence permit. Tier One residency demands OMR 500,000 (approximately USD 1.3 million) in property investment and provides a 10-year renewable residence permit.
These investment thresholds apply specifically to property purchases within approved Integrated Tourism Complexes. The amounts represent the actual purchase price of the real estate, not including additional fees such as registration costs, legal fees, or property transfer taxes.
Some sources mention lower investment thresholds around OMR 50,000 (approximately USD 130,000), but these typically refer to different visa categories or shorter-term residence permits that don't fall under the main Investor Residency Program. The standard IRP property investment minimums remain at OMR 250,000 and OMR 500,000 as of mid-2025.
Currency fluctuations may affect the USD equivalent amounts, so investors should verify current exchange rates and consider potential currency risks when planning their investment.
Are there Golden Visa or Citizenship by Investment programs available in Oman?
Oman offers a Golden Visa program through its Investor Residency Program but does not provide citizenship by investment options.
The Omani Golden Visa, officially called the Investor Residency Program (IRP), was introduced in 2021 and grants long-term residence permits ranging from 5 to 10 years based on investment levels. This program functions similarly to other Gulf state golden visa initiatives, requiring substantial financial commitments in exchange for extended residence rights.
However, Oman explicitly does not offer citizenship by investment programs. The country maintains strict naturalization laws that require 15-20 years of continuous legal residence, Arabic language proficiency, and demonstrated integration into Omani society before citizenship consideration.
Dual citizenship is generally prohibited under Omani law, meaning naturalized citizens typically must renounce their original nationality. The Golden Visa residency does not count as a direct pathway to citizenship, and investment-based residence holders must follow standard naturalization procedures if they eventually seek Omani nationality.
As we reach mid-2025, hundreds of Golden Visa cards have been issued to qualifying investors, but no changes to citizenship laws are currently proposed.
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What are the key steps involved in applying for a residence visa through property purchase?
The property investment residence visa application follows a structured five-step process managed through Omani government agencies.
Step one involves selecting an eligible property within an approved Integrated Tourism Complex from developers like Al Mouj, Muscat Bay, or Sifah. You must complete the property purchase and obtain the official property deed showing clear ownership title.
Step two requires gathering all necessary documentation including your passport, property ownership deed, financial records proving the investment amount, criminal background check from your home country, medical insurance certificate, and proof of financial solvency.
Step three involves submitting your complete application to the Ministry of Commerce, Industry, and Investment Promotion (MOCIIP), which serves as the primary processing authority for investor residency applications. All documents must be properly attested and translated into Arabic if originally in other languages.
Step four encompasses the review and approval process, during which MOCIIP evaluates your application, verifies your investment, and conducts background checks. Processing times typically range from 4-8 weeks depending on application completeness and current processing volumes.
Step five covers permit issuance and renewal procedures, where approved applicants receive their residence permits and establish renewal schedules tied to maintained property ownership.
How long does the residency permit last if granted through property investment?
Property investment residency permits in Oman are issued for either 5 years or 10 years depending on the investment amount, with full renewal options.
Tier Two permits last 5 years for investors who purchase property worth OMR 250,000 or more in approved Integrated Tourism Complexes. Tier One permits extend to 10 years for those investing OMR 500,000 or higher in qualifying properties.
Both permit types are renewable for identical periods as long as you maintain ownership of the qualifying property investment. Renewal applications must be submitted before permit expiration, and the same investment thresholds and property ownership requirements apply for each renewal cycle.
Permit validity is directly tied to property ownership, meaning you must retain the qualifying real estate throughout the residence period. Selling the property or reducing your investment below the minimum threshold will typically result in residence permit cancellation.
As of June 2025, no maximum limits exist on the number of renewal cycles, allowing indefinite residence as long as investment requirements are continuously met.
Can I include my family (spouse, children, dependents) in the residency application?
Yes, Omani investor residency permits explicitly allow family inclusion for immediate relatives under the primary applicant's residence visa.
Eligible family members include your legal spouse and dependent children under 18 years of age. Adult children over 18 may qualify in specific circumstances, such as full-time students or those with disabilities requiring ongoing parental support.
Family member inclusion requires additional documentation including marriage certificates, birth certificates, proof of dependency for adult children, and separate medical and background checks for each family member. Each additional family member incurs supplementary application and annual fees.
Dependent family members receive residence permits with the same validity period as the primary investor's permit. They can live, work, and study in Oman under the family residence status, though employment may require separate work permit arrangements depending on their specific roles.
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What are the requirements and process for obtaining residency through business investment?
Business investment residency in Oman requires establishing or acquiring a company while meeting specific capital and operational requirements.
1. **Minimum Investment Thresholds**: OMR 250,000 for 5-year residency or OMR 500,000 for 10-year residency in business capital or acquisitions.2. **Business Plan Submission**: Comprehensive business plan outlining company activities, market analysis, financial projections, and economic contribution to Oman.3. **Company Registration**: Formal business registration with the Ministry of Commerce, Industry, and Investment Promotion including commercial license acquisition.4. **Financial Documentation**: Proof of investment funds, bank statements, financial solvency certificates, and audited accounts for existing businesses.5. **Background Verification**: Clean criminal record certificates, medical examinations, and security clearance checks for all business partners and key personnel.6. **Operational Requirements**: Active business operations within specified timeframes, compliance with Omani commercial laws, and ongoing financial reporting obligations.7. **Employment Considerations**: Preference given to businesses creating employment opportunities for Omani nationals, though specific job creation numbers aren't mandatory for basic business investment residency.Is there a pathway from residency to permanent residency or citizenship in Oman?
Oman does not offer permanent residency status but provides long-term renewable residency, with naturalization possible only through traditional citizenship pathways.
The Investor Residency Program grants renewable 5-year or 10-year permits that can theoretically continue indefinitely as long as investment requirements are maintained. However, this represents long-term temporary residency rather than permanent resident status in the legal sense.
Citizenship acquisition requires following Oman's standard naturalization process, which demands 15-20 years of continuous legal residence in the country, Arabic language proficiency, cultural integration demonstration, and clean criminal records. Investment-based residency years count toward this requirement but don't accelerate the citizenship timeline.
The naturalization process involves extensive background checks, interviews, and approval from multiple government agencies. Successful applicants typically must renounce their original citizenship due to Oman's restrictions on dual nationality.
As of June 2025, no special citizenship tracks exist for investor visa holders, and the standard naturalization requirements apply to all foreign residents regardless of their initial entry method.
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What documents and eligibility criteria are needed to apply for an investment-based visa?
Investment-based visa applications require comprehensive documentation covering personal, financial, and investment-specific requirements.
Essential personal documents include a valid passport with at least 6 months remaining validity, recent passport-sized photographs, completed visa application forms, and attested copies of educational certificates. Criminal background checks from your home country and any country where you've lived for more than 6 months in the past 5 years are mandatory.
Financial documentation requires bank statements for the past 6 months, proof of income sources, audited financial statements if self-employed, and explicit proof of investment funds' legal sources. Medical requirements include comprehensive health examinations, medical insurance coverage valid in Oman, and vaccination certificates as required by Omani health authorities.
Investment-specific documents vary by investment type but typically include property ownership deeds for real estate investments, business registration certificates and licenses for business investments, or bond purchase confirmations for government bond investments. All foreign documents require translation into Arabic and proper attestation through Omani consulates or authorized translation services.
Eligibility criteria include minimum age requirements (typically 18 years), clean criminal records, financial solvency demonstration, and compliance with specific investment thresholds and requirements for each residency tier.
What feedback or experiences have other foreigners shared after applying through this route?
Foreign investor experiences with Omani residency applications generally report positive outcomes when proper preparation and documentation are completed.
Most successful applicants emphasize the importance of working with experienced local legal and real estate professionals who understand current regulations and processing procedures. They consistently highlight that complete documentation preparation significantly reduces application processing times and approval complications.
Common positive feedback includes appreciation for Oman's political stability, strategic location between Europe and Asia, favorable tax environment, and high quality of life in developments like Al Mouj and Muscat Bay. Many investors value the ability to include family members and the renewable nature of residence permits.
Challenges frequently mentioned include the initial complexity of documentation requirements, need for Arabic translations of foreign documents, and importance of maintaining minimum investment levels throughout the residency period. Some investors report unexpected fees beyond the basic investment amounts, such as processing fees, legal costs, and ongoing renewal expenses.
Since the program's 2021 launch, the Omani government has issued hundreds of investor residency cards, indicating growing program popularity and successful implementation across diverse investor nationalities.
What are the most common reasons for application rejection or failure in this process?
Application rejections typically stem from documentation deficiencies, financial irregularities, or background check issues rather than fundamental program restrictions.
Incomplete or incorrect documentation represents the leading rejection cause, including missing criminal background checks, improperly attested foreign documents, insufficient financial proof, or inadequate translation of non-Arabic documents. Many applications fail due to inconsistencies between submitted documents and claimed financial status.
Financial issues causing rejection include inability to prove legal sources of investment funds, insufficient bank balances to support claimed investment capacity, or failure to meet minimum investment thresholds for the desired residency tier. Some applicants are rejected for attempting to qualify with investments outside approved Integrated Tourism Complexes.
Background and security concerns lead to rejections when applicants have criminal records, previous visa violations in Oman or other Gulf countries, or security clearance issues. Medical problems, particularly infectious diseases, can also result in application denial.
Sponsorship and procedural failures occur when employer sponsors withdraw support, incorrect application categories are selected, or fraudulent information is discovered during the review process. Working with qualified legal professionals significantly reduces these rejection risks.
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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 foreign nationals a viable pathway to long-term residence through property investment, with clear requirements and renewable permits for qualified applicants.
Success depends on careful preparation, adequate investment capital, proper documentation, and ongoing compliance with program requirements throughout the residency period.
Sources
- Bayat Group - Oman Residency by Investment
- Invest Oman - Investor Residency
- AER Oman - Oman Residency by Investment
- Chambers - Investor Visas in Oman
- Crown Continental - Oman Visa and Residency
- Setup Dubai Business - How to Get Permanent Residency in Oman
- Sands of Wealth - Oman Real Estate for Foreigners
- Absomann - Oman Golden Visa
- Mirabello Consultancy - Oman Golden Visa Costs and Requirements
- Omani Lawyer - Residency by Investment in Oman