What are the property requirements for an Oman residence visa?

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SANDS OF WEALTH

A team specialized in real estate investing in MENA countries (Morocco, UAE, Oman, etc.)

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Oman. If you'd like to learn more about us, you can check our presentation page.

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At Sands of Wealth, we explore the Omani real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Muscat, Salalah, and Sohar. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

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What types of residence visa options does Oman provide for property investors and buyers?

Oman offers a structured Investor Residency Program that functions as the country's Golden Visa system, providing two main tiers of residence permits for foreign property investors.

The 5-year renewable residence permit requires a minimum investment of OMR 250,000 (approximately USD 650,000) and targets investors seeking medium-term residency with moderate capital commitment. This option appeals to investors testing the Omani market or those with budget constraints who still want to secure Gulf residency.

The 10-year renewable residence permit demands a higher investment threshold of OMR 500,000 (approximately USD 1.3 million) and caters to serious long-term investors planning extended stays in Oman. As of September 2025, both permit types are renewable indefinitely as long as investors maintain their qualifying investments and meet ongoing eligibility requirements.

The program specifically targets high-net-worth individuals seeking alternative residency in the Gulf region, offering more flexibility than traditional work visas while requiring substantial financial commitment. Unlike some regional competitors, Oman's program focuses on genuine investment rather than passive deposit schemes.

It's something we develop in our Oman property pack.

Does Oman offer a Golden Visa or extended residency program?

Yes, Oman's Investor Residency Program operates as the country's official Golden Visa scheme, launched to attract foreign investment and diversify the economy beyond oil revenues.

The program provides substantial benefits including multiple-entry privileges, the right to sponsor family members, and the ability to establish businesses in Oman without requiring local partnerships in many sectors. Golden Visa holders can purchase property in designated areas, open bank accounts more easily, and access various government services typically reserved for residents.

Unlike some Golden Visa programs globally, Oman's system emphasizes active investment rather than passive contributions, requiring investors to maintain their qualifying investments throughout the visa validity period. The program includes regular monitoring to ensure compliance with investment requirements.

Processing times for Oman's Golden Visa typically range from 3 to 8 weeks, making it relatively efficient compared to similar programs in neighboring countries. The electronic renewal system further streamlines the process for existing visa holders seeking extensions.

The program has gained popularity among investors from India, Pakistan, Bangladesh, and European countries seeking Gulf residency without the complexities of traditional employment-based visas.

Can investors obtain Omani citizenship through property investment or long-term residency?

No, Oman does not offer citizenship by investment, and the Investor Residency Program does not provide any pathway to Omani citizenship, regardless of investment amount or residency duration.

The Golden Visa program is exclusively a residency scheme, allowing holders to live, work, and invest in Oman while maintaining their original nationality. Even after decades of residency under the program, investors cannot apply for Omani citizenship based solely on their investment or length of stay.

Oman's citizenship laws follow traditional jus sanguinis principles, primarily granting citizenship through Omani parentage rather than investment or naturalization. The country maintains strict citizenship policies, with naturalization available only in exceptional circumstances involving significant contributions to the state.

This approach differs from some Caribbean and European programs that offer citizenship through investment, making Oman's program purely a long-term residency solution rather than a citizenship pathway.

Investors seeking Gulf citizenship should consider this limitation when comparing regional options, as the program focuses on residency benefits rather than nationality acquisition.

What are the specific property investment requirements and minimum purchase thresholds?

Oman's property investment route requires purchasing real estate in designated Integrated Tourism Complexes with minimum thresholds of OMR 250,000 for 5-year visas and OMR 500,000 for 10-year visas.

Investment Level	Minimum Amount (OMR)	USD Equivalent	Visa Duration	Qualifying Property Types	Additional Requirements
Tier 1	250,000	$650,000	5 years	ITC residential/commercial	Property registration in applicant name
Tier 2	500,000	$1,300,000	10 years	ITC residential/commercial/mixed-use	Property registration + maintenance proof
Documentation	All levels	Translation costs	Both tiers	Arabic-translated property deeds	Attestation by Omani authorities
Maintenance	Full investment	Throughout visa period	Renewable terms	Cannot sell below threshold	Annual compliance reporting
Location Restriction	ITCs only	No regular property	All visa types	Al Mouj, Muscat Bay, others	Pre-approved development areas
Ownership Structure	Individual ownership	Direct registration	Personal name only	No corporate ownership	Sole proprietorship required
Valuation Method	Official assessment	Government-approved valuers	Current market rates	Independent valuation required	Updated every 3 years

Is there a dedicated real estate investment route, and which property types qualify?

Yes, Oman offers a specific real estate investment route within its Golden Visa program, but qualifying properties are strictly limited to government-designated Integrated Tourism Complexes.

Qualifying property types within ITCs include residential apartments, villas, townhouses, commercial spaces, and mixed-use developments, provided they meet the minimum investment thresholds. Popular qualifying developments include Al Mouj Muscat, Muscat Bay, and The Wave projects, which offer various property configurations for international investors.

Regular residential properties outside ITCs do not qualify for visa purposes, regardless of their value or location. This restriction aims to channel foreign investment into specific tourism and development zones rather than the general housing market.

Properties must be registered directly in the applicant's name, and corporate ownership structures are not accepted for visa qualification purposes. The property deed must be translated into Arabic and properly attested by Omani authorities before visa application submission.

Investors must maintain ownership throughout the visa validity period, and selling the property below the minimum threshold results in visa cancellation.

What does the business investment route require for residence visa qualification?

The business investment route requires establishing a company, purchasing shares in existing Omani businesses, or making qualifying business investments with the same minimum thresholds as property investment.

1. **Company Registration Requirements**: Investors must register a Limited Liability Company (LLC) or joint stock company in Oman with minimum capital of OMR 250,000 for 5-year visas or OMR 500,000 for 10-year visas.2. **Business Plan Submission**: A comprehensive business plan demonstrating economic viability, job creation potential, and contribution to Oman's economic diversification goals must accompany the application.3. **Job Creation Targets**: The 10-year visa route requires demonstration of potential to create at least 50 jobs for Omani nationals within the business operations timeline.4. **Sector Restrictions**: Certain sectors remain restricted to Omani nationals or require majority Omani ownership, including retail trading, contracting, and some service industries.5. **Ongoing Compliance**: Business visa holders must maintain active business operations, submit annual reports, and demonstrate continued investment in their Omani enterprises.

Business investments can include manufacturing, technology, healthcare, education, logistics, and tourism sectors, with government encouragement for businesses that support Vision 2040 economic diversification goals.

It's something we develop in our Oman property pack.

How long are residence permits valid, and what is the renewal process?

Residence permits are valid for either 5 or 10 years depending on investment level, with renewable terms as long as investors maintain qualifying investments and meet ongoing eligibility criteria.

The 5-year permits require renewal applications every 2 years during the validity period, while 10-year permits have 3-year renewal intervals. This structure allows authorities to monitor compliance while providing security for genuine long-term investors.

Renewal processing occurs electronically through the Ministry of Commerce, Industry, and Investment Promotion's online portal, typically taking 2-4 weeks for completion. Applicants must demonstrate continued ownership of qualifying investments, updated health insurance coverage, and clean criminal records.

Failure to renew on time results in residence status loss, though grace periods of up to 60 days may be available for administrative delays. The electronic system sends automatic renewal reminders to registered email addresses 90 days before expiration.

Renewal fees vary by visa type and duration, with additional charges for family member sponsorship renewals and document processing requirements.

Can spouses and children be included under the same residence visa?

Yes, Golden Visa holders can sponsor spouses and unmarried children under 25 years old under the same residence permit, providing family unity for long-term residents.

Family sponsorship requires proof of relationship through attested marriage certificates for spouses and birth certificates for children, along with financial support commitments demonstrating ability to maintain family members in Oman. Health insurance coverage must extend to all sponsored family members with minimum OMR 150,000 coverage per person.

Sponsored family members receive residence permits with the same validity period as the primary visa holder, allowing them to live, study, and in some cases work in Oman. Children can attend local schools and universities, while spouses may obtain work permits for employment opportunities.

The system includes provisions for adding newborn children or new spouses through marriage during the visa validity period, though additional documentation and processing fees apply for mid-term additions.

Adult children who reach 25 years old must either obtain their own qualifying visa or leave Oman, as family sponsorship automatically expires at that age regardless of dependency status.

What are the step-by-step application procedures from start to finish?

The Golden Visa application process follows a structured 6-step procedure from initial eligibility assessment through final permit issuance.

1. **Eligibility Assessment Phase**: Verify age requirements (21+), obtain clean criminal record certificates from home country and any country of residence in the past 5 years, complete medical examinations by approved clinics, and assess financial capacity through bank statements and asset documentation.2. **Investment Execution Phase**: Complete the qualifying investment by purchasing ITC property, registering a business, or making approved financial investments, ensuring all transactions are properly documented and registered with relevant Omani authorities.3. **Document Preparation Phase**: Gather required documents including passport copies, investment certificates, health insurance policies, property deeds or business licenses, bank statements, and police clearance certificates, then translate all foreign documents into Arabic and obtain proper attestation.4. **Application Submission Phase**: Submit complete application package to the Ministry of Commerce, Industry, and Investment Promotion or authorized consultants, pay required application fees, and provide biometric data if requested.5. **Processing and Review Phase**: Wait for government processing (3-8 weeks typical), respond promptly to any requests for additional documentation or clarification, and undergo background verification procedures.6. **Permit Issuance Phase**: Receive visa approval notification, collect residence permit cards, and proceed with family member sponsorship applications if applicable.

Each phase has specific timelines and requirements, with the entire process typically taking 2-4 months from initial document preparation to final permit collection.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Oman versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Which documents and conditions are essential for Golden Visa approval?

Essential documentation for Golden Visa approval includes identity verification, investment proof, health clearances, and legal compliance certificates, all properly attested and translated into Arabic.

Core identity documents require valid passport with minimum 6-month validity, passport-sized photographs meeting Omani specifications, and completed application forms with accurate information matching all supporting documents. Any discrepancies between documents can result in application delays or rejections.

Investment documentation must include property deeds or business registration certificates, bank transfer records showing investment transactions, valuation reports from approved assessors, and proof of continued ownership or business operations. These documents establish the qualifying nature and maintenance of required investments.

Health and legal requirements encompass medical certificates from approved clinics, health insurance policies with minimum OMR 150,000 coverage, police clearance certificates from home country and countries of residence in the past 5 years, and proof of address in Oman through lease agreements or property ownership.

All foreign documents must undergo attestation by relevant authorities in the issuing country, followed by legalization at Omani embassies or consulates, and final translation into Arabic by certified translators approved by Omani authorities.

What practical insights do successful applicants share about the process?

Successful Golden Visa applicants consistently emphasize the critical importance of complete documentation preparation and strict adherence to official requirements throughout the application process.

Document preparation emerges as the most crucial success factor, with approved applicants recommending early engagement with certified translation services and attestation procedures. Many successful investors report that using authorized legal consultants familiar with Omani requirements significantly reduced processing times and avoided common documentation errors.

Timing considerations prove vital for successful applications, with experienced applicants advising starting the process 6-8 months before intended relocation to account for document collection, attestation procedures, and potential processing delays. Medical examinations and police clearance certificates have limited validity periods, requiring careful coordination.

Investment timing strategies show that successful applicants often complete property purchases or business registrations before beginning the visa application process, ensuring all investment-related documentation is readily available and properly registered with Omani authorities.

Communication with authorities receives consistent praise when handled through official channels and authorized representatives, with successful applicants noting that prompt responses to information requests and willingness to provide additional documentation when needed significantly improved their experience.

What common mistakes do failed applicants report about their applications?

Failed Golden Visa applications most commonly result from investing in non-qualifying properties outside Integrated Tourism Complexes, with applicants mistakenly believing any high-value Omani property would qualify for residence permits.

Documentation failures represent the second most frequent rejection cause, including improperly attested documents, missing Arabic translations, expired certificates, and incomplete financial proof. Many failed applicants underestimated the complexity of document preparation and attestation requirements.

Investment maintenance issues affect applicants who successfully obtained initial approvals but lost their residence status by selling qualifying properties or reducing business investments below minimum thresholds during the permit validity period.

Processing timeline mismanagement leads to failures when applicants submit applications with expired supporting documents, particularly medical certificates and police clearances that have strict validity periods.

Family sponsorship complications arise when primary visa holders fail to properly document relationships or provide adequate financial support proof for dependent family members, resulting in incomplete family unit approvals.

It's something we develop in our Oman property pack.

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.

Sources

1. Chambers - Investor Visas in Oman
2. IMI Daily - Oman Investor Residency
3. Bayat Group - Oman Residency Investment
4. Mirabello Consultancy - Oman Investor Residency Guide
5. Times of India - Live in Oman for 10 Years
6. Sands of Wealth - Oman Residence Visa Property Requirements
7. Sands of Wealth - Oman Real Estate Foreigner
8. Flamingo TMI - Investment Laws in Oman 2025
9. Sands of Wealth - Golden Visa Oman
10. Invest Oman - Investor Residency