LOTUS INVEST

Oman Real Estate & Investment

Talk to us

★ Special offer

Exclusive offers on selected units in Muscat’s top communities, available for a limited time.

Get the offer →

Home / Why Oman

WHY OMAN · UPDATED OCTOBER 2026

Can foreigners buy property in Oman?

A clear guide to where you can buy, what you actually own, how property leads to residency, and what has changed in 2026.

The short answer

Yes, but only in designated areas. Foreigners can buy freehold property inside Integrated Tourism Complexes (ITCs) and a small number of other approved developments, such as Oman’s new future cities. Owning a home there can give you and your family a sponsor-free residence permit.

Why invest

Where you can buy

What you own

Buying outside an ITC

WHY INVEST IN OMAN

A stable, dollar-linked market that is still early in its growth.

Oman combines an investment-grade economy, a currency pegged to the US dollar and freehold ownership for foreign buyers in designated communities. Here is what that means for you.

BBB-

Investment-grade credit rating

S&P and Fitch (December 2025), with Moody’s at Baa3 since July 2025.

1 OMR = 2.60 USD

Pegged to the US dollar

The rial has been pegged to the dollar since 1986, so your price does not move with currency swings.

OMR 31.4 bn

Foreign direct investment

Total at the end of 2025, up 8.1% in a year, according to the National Centre for Statistics and Information.

17.9%

Growth in property sales

Rise in property contract volumes in 2025, with about OMR 2.8 billion traded by the end of November (Savills).

✓

Freehold for every nationality

In designated communities you own the home and its land outright, registered in your name with the Ministry of Housing, with no local sponsor or partner.

✓

Residency for your family

Owning a home gives you, your spouse and your children a renewable residence card without a sponsor: 2 years for property under OMR 200,000, and 10 years from OMR 200,000.

✓

Tax-free purchase and rent

There is no tax on buying a home, only a registration fee at transfer, and rental income is tax-free for individuals today. From January 2028 a 5% income tax applies only to individuals earning more than OMR 42,000 a year, and inheritance is exempt.

✓

A dollar-linked currency

Prices, rents and resale values are set in a currency pegged to the dollar, which protects your capital from exchange-rate risk.

✓

Stable and safe

Oman is known for its political stability, low crime and calm way of life, and its economy is now rated investment grade by all three major agencies.

✓

Room to grow

Entry prices are still moderate compared with more mature Gulf markets, while new cities, resorts and infrastructure are being built under Oman Vision 2040.

Tax rules can change. The 2028 personal income tax regulations are still being finalised, so we recommend confirming your own position with a tax adviser.

Oman Vision 2040

Oman Vision 2040 is the national plan to grow the economy beyond oil. Tourism, logistics, clean energy and new planned cities are at its centre, and the government is inviting foreign investors into a pipeline of new cities worth about USD 16 billion. For property buyers, this means new roads, airports, schools and leisure being built around the communities where you can own.

Where foreigners can buy

Oman does not allow foreign ownership everywhere. In June 2026 the Ministry of Housing and Urban Planning confirmed that ownership for non-Omanis is limited to three kinds of designated area:

Integrated Tourism Complexes

Planned resort communities with homes, hotels and leisure, such as Muscat Bay, Al Mouj, Yiti and AIDA.

Future cities

New government-planned cities, including Sultan Haitham City, Al Thuraya City and Al Jabal Al Aali.

Integrated neighbourhoods

Approved residential neighbourhoods, such as the Surouh developments.

Citizens of GCC countries follow separate rules and can buy in a wider range of locations. Sensitive areas, such as military and strategic zones, stay closed to all foreign buyers.

What “ownership” can mean

Before you compare prices, check which of these three rights a project is actually selling. Two homes in the same community can come with different titles.

Freehold

Full, permanent ownership registered in your name. You can live in it, rent it, sell it or leave it to your heirs.

Usufruct

A long-term right to use and benefit from a property, usually for 50 years and renewable up to 99, without owning the land.

Lease

A rental agreement for a fixed period. It gives you the right to occupy, but no ownership at all.

Most homes in Muscat’s ITCs are sold freehold, but not every project. We confirm the title type for each unit in writing before you reserve.

Buying outside an ITC: the usufruct route

Since 2020, a ministerial decision has let non-Omanis who already live in Oman take a usufruct right on apartments in qualifying buildings outside the designated areas. The main conditions are:

•  The buyer is at least 23 and has held an Omani residence permit for two years.
•  The building is recently completed and has at least four floors, and the unit has at least two rooms.
•  The minimum unit value is OMR 45,000 in Muscat Governorate and OMR 35,000 elsewhere.
•  A registration fee of 3% of the unit value is paid to the ministry.
•  One unit per buyer, and the unit cannot be sold or rented for the first four years.

This route suits long-term residents who want a home in the city. For international buyers, and for anyone who wants full ownership and residency, an ITC is the better path.

Property as a route to residency

Oman offers two residence cards for property buyers, depending on the value of your property:

Owner residency · 2 years

For property worth under OMR 200,000. A 2-year residence card, renewed while you own the property, without a local sponsor. Your spouse and first-degree relatives can join you, and the residency ends if you sell.

Golden Residency · 10 years

For property worth OMR 200,000 or more. A renewable 10-year residence card, launched in 2025, that covers your spouse, children and first-degree relatives.

Since June 2026, buyers of off-plan units whose registration is not yet complete can also qualify for an owner visa. The rules are new, so we confirm the current requirements with the authorities for every client.

What changed in 2026

New Real Estate Registry Law.

In force from May 2026. Electronic title deeds now carry the same legal weight as paper deeds, deeds can be issued in English on request, and a sale only counts once it is registered.

Sponsor-free owner residency.

From June 2026, property owners and off-plan buyers can obtain visas and residence without a local sponsor.

No change to where foreigners can own.

The ministry confirmed that ownership remains limited to designated areas.

⛨

Is your money protected?

Off-plan developers in Oman must place buyers’ payments in a dedicated escrow account, with funds released as construction progresses. Developers also carry a 10-year liability for structural defects after handover.

Enforcement is not always even, so before you pay any deposit we ask the developer for the escrow account details and check them against the project registration.

▭

What it costs to buy

Beyond the purchase price, plan for a registration fee when the title is transferred into your name, and annual community service charges once you receive the keys.

How to buy with Lotus Invest

Consultation.

We discuss your budget, timeline and whether residency matters to you.

Shortlist.

We compare suitable communities and confirm the title type for each unit.

Viewing.

Visit in person with our Muscat team, or join a live video tour from abroad.

Reservation and contract.

We check escrow and developer documents before any payment.

Registration and residency.

We follow the title deed and your residency application through to completion.

FAQ

Frequently asked questions

Tap a question to read the answer.

What is an ITC?

An Integrated Tourism Complex is a government-designated zone where non-Omanis can buy property outright. Communities such as Muscat Bay, Al Mouj, Yiti and AIDA are ITCs, built with hotels, beaches, marinas and golf alongside the homes.

Can foreigners buy property?

Yes. Inside ITCs, buyers of any nationality can own freehold, with the title deed registered in their own name at the Ministry of Housing. You do not need to live in Oman or have a local sponsor.

Can foreigners buy outside ITC zones?

Not as freehold. Outside designated areas, non-GCC foreigners can only take a usufruct right on qualifying apartments, under strict conditions.

Did Oman open ownership to all foreigners in 2026?

No. In June 2026 the Ministry of Housing confirmed that the new residency rules did not widen where foreigners can own. Ownership stays limited to designated areas.

Is it freehold or leasehold?

In most ITC communities you buy freehold. Some projects sell usufruct or lease only, so we confirm the title type for every unit before you reserve.

Where can I buy in Muscat?

Most of the designated communities are in and around Muscat, including Al Mouj, Muscat Bay, Yiti, AIDA, Muscat Hills and Sultan Haitham City. We help you compare them side by side.

What is the minimum budget?

Homes in Muscat’s designated communities start from about OMR 50,000 (around USD 130,000). The minimum value for residency is set by the government, and we confirm the current figure for your budget.

Do I get Oman residency?

An ITC home can qualify you for an Omani residence card, renewed while you own the property. The conditions and minimum value are set by the government and change from time to time, so our advisors confirm the current rules for your budget before you reserve.

Is my family included?

In most cases your spouse and children can be added to the residence card under your ownership. We check the exact family members covered for your situation.

Can I get residency on an off-plan unit?

Under the June 2026 rules, buyers of a unit whose registration is not yet complete can also qualify, based on a certificate from the competent authority.

How long does residency take?

Once the title is registered in your name, the residence card is usually issued within a few weeks. Timing depends on the authorities and on complete paperwork.

Does buying property give me citizenship?

No. Owning property can give you a renewable residence permit, not Omani citizenship.

Can I work or run a business with this residency?

Not by itself. The owner residency lets you live in Oman. Working or running a business needs a separate work permit or company registration, which we can help you set up.

Can I buy from abroad?

Yes. You can reserve, pay and complete with a power of attorney. Our Muscat team handles viewings by video, developer paperwork and registration for you.

What documents do I need?

Usually a valid passport and the reservation payment. If you are not in Oman, a power of attorney lets your representative complete the steps. Some developers ask for further documents.

How do I choose the right project?

Tell us your budget, purpose and timeline. We compare suitable projects on price, location and handover, and tell you honestly which ones do not fit.

How can I check a project is legitimate?

Buy only in projects approved by the Ministry of Housing and Urban Planning, from a licensed developer with an escrow account. We check approvals, escrow and title type before you pay anything.

Is my money safe off-plan?

Developers must hold off-plan payments in a dedicated escrow account and release them against construction progress. We check the escrow details before you pay any deposit.

Can I buy off-plan?

Yes. Most launches are sold off-plan. Residency is usually issued once the title is registered in your name, which for off-plan homes is often at handover. Each developer’s timing differs, and we set it out for you project by project.

Off-plan or ready?

Off-plan usually means a lower entry price. A ready home lets you move in or earn rent straight away. Tell us your timeline and goals and we will recommend the better fit.

Can I resell an off-plan home before handover?

Often yes, once you have paid the share the developer requires and with its approval. The threshold and transfer fee vary by project, so we check them before you reserve.

What extra costs are there?

Typically a registration fee on transfer of title and annual community service charges.

Can I buy more than one property?

Yes. There is no limit on the number of units a foreign buyer can own in designated areas.

Can I rent out or resell?

Yes. As a freehold owner you can live in your home, rent it out, resell it or pass it on to your heirs. Many developers also offer rental management for holiday and long-term lets.

Can my heirs inherit the property?

Yes. Freehold property in designated areas can be inherited under Omani law. We recommend arranging a will so the transfer is smooth.

What facilities do these communities offer?

Most have 24-hour security, landscaped parks, shops and restaurants, and many have beaches, marinas, golf or schools nearby. We share what each project offers.

Can I buy commercial property?

Yes. Some designated communities include shops and offices open to foreign buyers, and we also source commercial units across Muscat’s business districts.

Can I invest in industrial land?

Yes. We source industrial land and factory units in Oman’s industrial cities and estates, usually on long-term lease or usufruct, and help with licensing and setup.

This guide is general information based on Omani regulations as of October 2026. It is not legal advice, and rules change. Our advisors confirm the current requirements for your purchase.

Contact

Talk to a Lotus Invest advisor.

Tell us what you are looking for: a home, a commercial unit, industrial land or an investment. We reply on WhatsApp with options and prices, usually the same day.

● +968 7651 5999

● +968 9090 0513

● +968 7670 0444