Oman now offers two distinct, property-linked routes to residency, and confusing them can cost you time, paperwork, or the wrong permit for your situation. One is a long-established investment-residency programme with a high threshold and a 10-year renewal. The other is a brand-new, sponsor-free permit introduced in mid-2026 for anyone who simply owns a home in the Sultanate. This guide breaks down both, so you know exactly which one fits your goals before you buy.
Two Routes, Two Very Different Purposes
As of mid-2026, Oman runs two separate, property-linked residency schemes side by side. The Golden Residency is a long-term investment-migration programme run through the official Invest Oman platform, built for buyers who want a decade-long renewable permit for their whole family. The Owner Visa, introduced by Royal Oman Police Decision No. 87/2026, is a simpler, shorter-term permit that says, in effect, “you own a home here, so you may live in it,” with no sponsor and no minimum property value. They are not interchangeable, and Oman’s own regulations treat them as entirely separate legal instruments.
Route 1: The Golden Residency (Invest Oman)
The Golden Residency programme was relaunched on 31 August 2025 through the official Invest Oman platform, replacing the old two-tier OMR 250,000 / OMR 500,000 structure with a single, unified investment threshold.
- OMR 200,000 (about USD 520,000) minimum qualifying investment
- 10-year renewable residency for the primary applicant
- Covers a spouse and children with no age limit, plus fast-track immigration lanes for extended family
- Applications are submitted, tracked, and managed entirely online, with a dedicated relationship manager assigned to each case
The OMR 200,000 threshold can be met through any of seven qualifying routes:
- Establishing and operating a company in Oman for at least one year
- Buying real estate inside a designated Integrated Tourism Complex (ITC)
- Government development bonds with a maturity of at least two years
- Listed equities on the Muscat Stock Exchange
- Fixed bank deposits held for at least five years
- A company employing 50 or more Omani nationals
- Registering a company under Oman’s Foreign Capital Investment Law (FCIL)
For overseas buyers, route 2, freehold real estate in an ITC, is by far the most common path, and it’s the one UInvest Group handles from property search through to Invest Oman submission.
Route 2: The New Owner Visa (ROP Decision No. 87/2026)
In June 2026, Royal Oman Police Decision No. 87/2026, published in Official Gazette No. 1653, introduced a completely new, sponsor-free residency permit for foreign property owners. It is not a replacement for the Golden Residency; it’s a separate, lighter-weight option aimed at people who simply want the right to live in a home they own.
- No sponsor required — the permit is granted directly on a certificate from the competent authority, based on proof of ownership
- Validity of 6 months to 1 year, renewable, with a maximum stay of 3 months per entry
- Extends to a spouse and first-degree relatives, plus legal representatives of property-owning entities
- No minimum property value has been specified, unlike the Golden Residency’s OMR 200,000 threshold
- Tied strictly to ownership — the permit (and any family permits issued alongside it) is automatically cancelled if the property is sold or ownership is transferred
Because this is such a new regulation, some administrative details are still being finalized. If you’re applying under this route, confirm the latest documentation requirements with the Royal Oman Police or a local legal advisor before you travel.
Golden Residency vs. Owner Visa: Side-by-Side
| Feature | Golden Residency | Owner Visa |
|---|---|---|
| Legal basis | Invest Oman platform (relaunched Aug 2025) | ROP Decision No. 87/2026 (June 2026) |
| Minimum property value | OMR 200,000 (~USD 520,000) | None specified |
| Validity | 10 years, renewable | 6 months–1 year, renewable |
| Sponsor required | No | No |
| Family coverage | Spouse + children, no age limit | Spouse + first-degree relatives |
| Stay per entry | Not restricted | Up to 3 months per entry |
| Tied to property ownership | Yes, plus other qualifying investments | Yes, strictly |
| Best suited for | Long-term relocation, family settlement, larger investment | Owners of a smaller home who want simple, sponsor-free entry rights |
Which Route Should You Choose?
If you’re buying a villa or apartment in an ITC at or above OMR 200,000 and you want a decade-long, renewable permit that folds in your whole family, the Golden Residency is the stronger long-term option, and it’s the route most of our clients pursuing full relocation or a rental-plus-residency strategy choose. If your purchase is smaller, or you mainly want the legal right to stay in a home you already own without navigating a full investment-migration application, the Owner Visa is a faster, lighter alternative, though its shorter validity and 3-month-per-entry cap make it less suited to buyers planning to live in Oman full time.
How UInvest Group Can Help
Our Muscat-based team works with both routes daily; from shortlisting qualifying ITC property for a Golden Residency application, to helping smaller-purchase buyers understand what the new Owner Visa requires. Because the Owner Visa is only months old, requirements can shift as the Royal Oman Police finalizes its implementation, so we track official guidance closely and confirm current documentation before any client applies.
Frequently Asked Questions
Can I hold both the Golden Residency and the Owner Visa at the same time?
No. They are separate permits granted under different legal frameworks, and an applicant would qualify for and hold one or the other based on their situation, not both simultaneously.
Does the Owner Visa let me work in Oman?
The Owner Visa is a residency permit tied to property ownership, not a work permit. If you plan to work in Oman, discuss your specific situation with a local legal advisor.
What happens to my Owner Visa if I sell my property?
The permit is cancelled automatically, along with any family permits issued under it, since it is tied strictly to continued ownership.
Is the OMR 200,000 Golden Residency threshold per person or per family?
The investment is made by the primary applicant, and the resulting residency then covers their spouse and children under a single qualifying investment.
Do I need to live in Oman to keep either permit valid?
No minimum stay is required for the Golden Residency as long as you retain your qualifying investment. The Owner Visa allows stays of up to 3 months per entry within its validity period.
Ready to Secure Your Oman Residency?
Whether you’re weighing a Golden Residency investment or want to understand what the new Owner Visa means for a smaller purchase, UInvest Group can walk you through the current requirements for both. Browse our current Oman property listings or contact our Oman team for a free consultation.
