Oman Residency by Property: Every Route, Requirement and Cost (2026)

Oman Residency by Property: Every Route, Requirement and Cost (2026)

As of 25 October 2026, Oman residency by property comes through three separate permits, and a purchase on its own grants none of them. The Golden Residency is a ten-year permit for a completed unit with a title deed in an Integrated Tourism Complex (ITC) worth at least OMR 200,000 ($520,160), decided by the Royal Oman Police (ROP). The Owner Visa under ROP Decision 87/2026 is a sponsor-free permit for owners of units and land, with no minimum value, running six months to a year. The older ITC property-owner residence visa on the government portal runs two years and carries a fee of OMR 50 ($130).

This guide explains each permit in the order a buyer meets them: what the rule says, who issued it, what it requires of the property, how long it lasts, who in the family is covered, what it costs and what ends it. It then sets the rules against the prices on our own Oman listing pages, so you can see which units clear OMR 200,000 as a single property and which do not, and it works through three examples: a unit at OMR 200,000, a unit at OMR 120,000 and a plot of land. Prices are shown in Omani rials (OMR) with US dollars in brackets, converted at the pegged rate of 2.6008 dollars per rial, and every rule is dated.

Oman Residency by Property at a Glance

The table below puts the three property-linked permits side by side, with the date of the rule behind each. It is the short version of the rest of the guide; each row is explained in its own section, and the sources are listed at the end.

Which Routes Give Oman Residency by Property?

Oman residency by property is not one scheme. It is a set of permits that were created at different times by different bodies, and a buyer can qualify for more than one at the same moment. The first, historically, is the residence permit that Ministerial Decision 191 of 2007 gives to the owner of a built unit in an ITC. The second is the Golden Residency, relaunched on 31 August 2025 by the Ministry of Commerce, Industry and Investment Promotion. The third is the Owner Visa, introduced by ROP Decision 87/2026 in June 2026. A fourth layer, the regulations for special economic zones and free zones issued on 20 September 2026, adds residency provisions for investors and property owners inside those zones.

Only one of the seven Golden Residency routes involves buying property. The other six are a company operating for at least one year, government development bonds, listed equities, a five-year fixed bank deposit, a company employing at least 50 Omani nationals, and a nomination by a company registered under the Foreign Capital Investment Law, according to the Oman Observer’s report of the ministry’s launch presentation on 31 August 2025. Those six routes need capital, not a title deed, and they are outside the scope of a property guide except where the table below sets them next to the property routes.

A buyer who wants Oman residency by property therefore has to answer three questions before choosing a unit. Is the project an ITC, a zone project or neither? Is the unit completed and registered, still being registered, or unbuilt? And is the price above OMR 200,000 for a single unit? The answers decide which row of the table applies, and the sections that follow take the rows in turn.

Golden Residency Requirements for a Property Buyer

What the Golden Residency is

The Golden Residency is the investor residence programme that the Ministry of Commerce, Industry and Investment Promotion launched in Salalah on 31 August 2025, according to the Oman Observer and Gulf News reports of that day. It gives a ten-year renewable residence permit and it replaced the earlier two-tier structure that Gulf News described in May 2025: five years at OMR 250,000 and ten years at OMR 500,000. Under the new structure the Oman Observer reports entry from RO 200,000 across seven routes, and Gulf News reports the same figure of 200,000 rials, about $520,000.

Invest Oman describes the process in plain terms: the applicant chooses an investment route, uploads documents online through the Golden Residency Portal and follows the application with a relationship manager. The portal at omanresidence.gov.om also separates Investor Residency from Talent Residency, so a property buyer is applying under the investor category.

What the real estate route requires

The Oman Observer’s account of the ministry presentation defines the property route as ownership of a completed residential, commercial or tourism unit in an ITC, with a valid title deed, and adds that a company owner must supply a certified final balance sheet. Three conditions follow from that wording, and each matters when a buyer compares projects.

• ITC location. The unit must sit in an Integrated Tourism Complex, the zones licensed by the Ministry of Heritage and Tourism under Royal Decree 12/2006. A project that is not an ITC, however well finished, does not fit this route as reported.
• Completed unit with a title deed. The title deed is the document that proves ownership once the sale is registered. A reservation, a sale and purchase agreement or an unfinished building is not a title deed.
• Value of OMR 200,000. Our listing pages apply the threshold as a single ITC property worth at least OMR 200,000, decided by the Royal Oman Police, and they assess each property separately rather than adding two together. The launch reports speak of a unit in the singular and do not describe adding properties together.

What the permit gives

The Golden Residency lasts ten years and is renewable. The Oman Observer reports that it covers first-degree family members with no cap on their number or age, and Gulf News lists spouses, children and first-degree relatives. Both reports list further benefits: fast-track lanes at airports and border points, permission to employ up to three domestic workers, the ability to issue visit visas for relatives, and the right to own one property outside an ITC in areas that are otherwise open to non-Omani ownership.

That last benefit is easy to misread. It is a right to buy one more property where non-Omanis are already allowed to own, and it does not open restricted areas. The Ministry of Housing and Urban Planning confirmed on 28 June 2026 that foreign ownership remains limited to designated areas, as the section on where a foreigner can own explains.

How many people have applied

IMI Daily reported on 16 June 2026, citing economy ministry figures relayed by AGBI, that about 56,000 people had applied since the August 2025 relaunch, an average of about 5,500 a month in the first five months of 2026. About 70% of applicants already lived in Oman as expatriates, and India, the United Kingdom and Egypt supplied the largest groups. The same report said the ministry would begin processing in the third quarter of 2026 and expected approvals within the three months after that. For a buyer, the practical point is timing: a Golden Residency application joins a large queue, and the permit follows the application rather than the purchase.

Owner Visa Requirements Under ROP Decision 87/2026

What the decision is

ROP Decision 87/2026 amends the Executive Regulations of the Foreigners’ Residence Law. Zawya and IMI Daily report that it was published in Official Gazette No. 1653 on 21 June 2026 and took effect the following day, and Zawya names the signatory as the Inspector General of Police and Customs, Lt. Gen. Hassan bin Mohsin Al Shuraiqi. Lexis Middle East records that the amended provision is Article 10 of the regulations, which already let foreigners who bought land or property units obtain a visa without a sponsor, and that the amendment adds first-degree relatives and the legal representatives of corporate owners.

The decision changes who may sponsor and how a property owner proves a right to stay. Gulf News and Zawya list the people who may now sponsor family members: Omani citizens, GCC nationals, foreign investors licensed in Oman, foreign owners of real estate units, and expatriates employed by government entities.

Which property it covers: the plot-of-land and unregistered-unit wording

The Oman Observer report of 25 June 2026 sets out three property-linked categories in the decision. The wording differs between them, and the difference matters for off-plan buyers and land buyers.

• Property-linked entry visa. A foreign buyer of land that is ready for construction, or of a unit whose registration is not yet complete, can obtain a visa without a sponsor on a certificate from the competent authority. It is valid for at least six months and at most one year, renewable for a similar period, with a stay of up to three months per entry. It can extend to the buyer’s spouse and first-degree relatives and to the legal representatives of a company that owns the land or unit.
• Property Owner Visa. A foreign owner of a unit can obtain the visa without a sponsor on a competent-authority certificate. A legal representative of an owning entity qualifies if they enter Oman within three months of issue.
• Property Owner Residency. A foreigner who owns a registered unit, or a unit whose registration is incomplete, can obtain residency without a sponsor on the same kind of certificate.

The coverage of unregistered units connects to the new Real Estate Registry Law, Royal Decree 56/2026, which came into force on 18 May 2026. Trowers & Hamlins notes that the law creates a preliminary register in which ownership rights in off-plan units can be recorded provisionally. A buyer whose unit is recorded there is, in the words of the decision, a buyer of a unit whose registration is incomplete.

How to read the June 2026 land wording

AGBI reported on 23 June 2026 under the headline that Oman had extended the golden visa to cover land bought by investors, saying that foreign investors can now qualify for residency by buying land for homes or residential rental units. The reports that describe the text of the decision itself, from the Oman Observer, Zawya and Gulf News, describe a certificate-based visa for the owner of land designated for construction and set no value threshold and no ten-year term. The Golden Residency real estate route, as reported at its launch, refers to a completed unit with a title deed. A buyer of a plot should therefore read the land change as the Owner Visa wording of Decision 87/2026 and treat any Golden Residency claim for a plot as a question for the Ministry of Commerce and the ROP, to be answered in writing before payment.

Minimum value, duration and what ends it

The reports of Decision 87/2026 from the Oman Observer, Gulf News and Zawya name no minimum property value, and IMI Daily states expressly that the permit has no minimum investment threshold. The permit runs in cycles of six months to one year, renews for a similar period, and is tied to ownership: if the title to the unit is transferred through a sale or any other legal act, the owner’s residence ends, and so do the residence permits of accompanying spouse and relatives. Gulf News and Zawya add that dependants linked to investors and property owners are exempt from some age requirements for family residency, under controls set by the Director General, without giving the ages.

The ITC Property-Owner Residence Visa on gov.om

The oldest of the three permits is also the one with the clearest fee. The Royal Oman Police lists on the government services portal a service called “Get Residence Visa for Property Owner”, which lets owners of residential units in one of Oman’s integrated tourism complexes obtain a residence visa valid for two years. The fee is a fixed OMR 50 ($130). The service page, last updated on 5 August 2025, lists four documents and four conditions.

The legal basis is Ministerial Decision 191 of 2007, the executive regulation of the ITC ownership law. The Gulf Migration Database summary of the decision gives three articles that bear on residency. Article 24 lets a non-Omani owner of a built unit apply for a permit for themselves and immediate family, to be issued within seven working days if the application is complete. Article 25 makes the permits valid for two years and renews them automatically, without a new application, over a six-year period. Article 27 keeps family permits valid after the owner’s death and renews them for the successors. The summary also records that owners of plots prepared for construction, and their families, receive a two-year multiple-entry investor visa until construction is finished. The regulation has been amended since 2007, so the gov.om page, not the 2007 text, is the guide to the current fee and conditions.

This permit explains a recurring question from buyers below the Golden Residency threshold. A unit at OMR 90,000 in an ITC does not reach OMR 200,000, but it can still support a two-year permit for the owner, and since June 2026 it can also support the Owner Visa. The two overlap, and the decision of which to apply for depends on what the buyer wants: two years of ITC owner residence, or the sponsor-free cycles of six months to a year with a three-month limit on each stay.

Where Can a Foreigner Own Property for Oman Residency by Property?

Every property permit assumes that the buyer is allowed to own the property in the first place. On 28 June 2026 the Ministry of Housing and Urban Planning said that foreign ownership has not been opened across the country and that the residency amendments affect residency only, according to Gulf News. The ministry named three kinds of designated area: integrated tourism complexes, the future cities of Sultan Haitham City, Al Thuraya City and Al Jabal Al Aali, and integrated residential neighbourhoods such as Surooh. It added that GCC citizens are governed by separate GCC agreements and Omani rules.

The ITC system rests on Royal Decree 12/2006, Gazette No. 810 of 1 March 2006, which regulates ownership of real estate by non-Omanis in integrated tourism complexes. Our guide to freehold property in Oman and Integrated Tourism Complexes covers how a project gets that status. Land and units outside the designated areas are a different matter, and our guide to Omani property foreigners cannot buy sets out how to spot them before paying a deposit.

Zones and free zones

The Public Authority for Special Economic Zones and Free Zones (OPAZ) issued Decision No. 81/2026 on 20 September 2026 as the executive regulations of the zones law, Royal Decree 38/2025. EY’s tax news service reports that the regulations include rules on freehold ownership by non-Omanis where the framework permits, residency for non-Omani investors, property owners and eligible family members under applicable requirements, and rules for off-plan sales with escrow arrangements. The reports do not set out values, durations or fees for zone residency, so a zone buyer should treat the Golden Residency ITC route and the Owner Visa as separate questions from whatever the zone regulation provides.

Leasehold and usufruct

Title type decides what a purchase is worth to a residency application. Our Maysan listing in the Duqm Special Economic Zone is a 99-year leasehold, with the developer and the zone authority anticipating a conversion to freehold at a date that is not given on the page. It sits under the zone regime and not the ITC regime, and its prices, at OMR 29,500 to OMR 44,500 per our listing page, are well below OMR 200,000. The developer states on that page that a purchase includes a residence visa for the buyer and family; the page gives no term or conditions, and the Royal Oman Police decides visa applications.

Rule dates

Which of Our Oman Listings Clear OMR 200,000 for Oman Residency by Property?

The threshold for the Golden Residency applies to a single property, so a project is not “eligible” or “ineligible” as a whole; each unit type is. The table sets out every unit type on the listing pages we reviewed that sits at or near the line. Prices are the entry prices per each listing page, converted at 2.6008, and a negative gap means the unit clears the threshold. The Royal Oman Police decides eligibility on title and valuation, so a list price that clears the threshold is not a decision.

Three patterns stand out. First, a project name says little: Mandarin Oriental’s entry unit misses OMR 200,000 by OMR 30,014, while the 2-bedroom above it clears the line by OMR 92,833. Second, the distance to the line is often small: Al Mina’s 1-bedroom is OMR 15,749 short, which is 7.9% of the threshold (15,749 divided by 200,000), while The Sustainable City’s 3-bedroom is OMR 13,396 over it, or 6.7%. Third, completion status differs by years. Mandarin Oriental is complete and the St. Regis was handed over in August 2024 per the developer, so a buyer there can hold a title deed now; the Muscat Bay townhouse is a Q1 2029 handover, which puts any Golden Residency application behind that date on the route as reported.

Several of our other listings carry no Golden Residency path for a different reason. Hay Al Wafa in Sultan Haitham City, for example, lists a villa from OMR 242,100 ($629,400), but Sultan Haitham City is one of the ministry’s named future cities and the Golden real estate route as reported refers to ITC units, so we read the villa as an Owner Visa case and not a Golden Residency one. See our comparison of Oman’s Integrated Tourism Complexes for the ITCs themselves.

Worked Examples: OMR 200,000 Unit, OMR 120,000 Unit and a Plot

Three examples show how the rules apply to a purchase. The arithmetic uses the 3% sale registration fee that the Ministry of Housing set on 3 November 2020 and the 5% value added tax on the first supply of residential property by a developer that Deloitte summarises from the Tax Authority’s real estate guide; resales of residential property and undeveloped land are exempt. These are costs on top of the price, and whether any of them counts toward the OMR 200,000 value is for the authority to decide.

Example A: a unit at OMR 200,000

A buyer takes a completed one-bedroom in an ITC at exactly OMR 200,000 ($520,160). The registration fee is 3% of the value, or 200,000 × 0.03 = OMR 6,000 ($15,605). If the unit is new from a developer, VAT of 5% adds 200,000 × 0.05 = OMR 10,000 ($26,008). The cash outlay is 200,000 + 6,000 + 10,000 = OMR 216,000 ($561,773). Because the Golden Residency threshold is “at least” OMR 200,000 and a price sits on the line, the margin for error is zero; a valuation lower than the contract price would be a problem, which is why our listing pages say the ROP decides on title and valuation and not on the brochure figure. The title deed is issued after registration, and the application follows the deed.

Example B: a unit at OMR 120,000

A second buyer takes a completed apartment in an ITC at OMR 120,000 ($312,096). The gap to the Golden Residency line is 200,000 − 120,000 = OMR 80,000 ($208,064), so the real estate route is out of reach for a single unit. Costs are 120,000 × 0.03 = OMR 3,600 ($9,363) for registration and 120,000 × 0.05 = OMR 6,000 ($15,605) for VAT on a new unit, giving 120,000 + 3,600 + 6,000 = OMR 129,600 ($337,064). The buyer can apply for the two-year ITC owner visa at OMR 50 ($130), or for the Owner Visa under Decision 87/2026, which has no minimum value. The first is a two-year permit; the second runs in cycles of six months to a year and limits each stay to three months, so the choice depends on how much time the buyer expects to spend in Oman.

Example C: a plot of land

The third buyer takes a plot in an ITC sold with a villa package. Our Jebel Sifah Land Plots page lists plots from 1,000 m² at prices from OMR 500,000 ($1,300,400), with construction of a three- or four-bedroom villa included, a 20% deposit at reservation and the balance over three years. Registration at 3% of OMR 500,000 is OMR 15,000 ($39,012), so the outlay before VAT is at least OMR 515,000 ($1,339,412). Whether VAT applies to the land part, the villa part or both depends on how the contract splits them, since undeveloped land is exempt and a developer’s first supply of a residence is taxed at 5%.

On residency, the plot is a different case from a unit. Under the ITC regulation the owner of a plot designated for construction receives the two-year multiple-entry investor visa until the building is finished, and under Decision 87/2026 the buyer of land designated for construction can obtain the sponsor-free visa on a certificate. The Golden Residency real estate route, as reported, concerns a completed unit with a title deed, so it becomes a question once the villa exists and is registered. The plot rules also bind the owner: our guide to buying land in Oman as a foreigner records that an ITC plot owner must complete construction within four years of registration, extendable by up to two years on application, and cannot sell the plot before completion.

What Does Oman Residency by Property Cost?

The residency permits themselves are the smaller part of the bill. The costs that matter are the ones around the purchase, and several of them depend on the project. The table lists the items for which a source gives a figure.

The registration fee and VAT are the largest items, and the worked examples show their scale: on a OMR 200,000 unit the two together come to OMR 16,000 ($41,613), which is 8% of the price. Service charges are small by comparison but recur every year and are not equal across projects: the 131 m² Mandarin Oriental 2-bedroom costs OMR 425.75 a year at OMR 3.25 per m² (131 × 3.25), while a 165 m² Al Mina 2-bedroom costs 165 × 8 = OMR 1,320. Our guide to service charges in Oman real estate explains how those charges are set and billed, and the guide to property tax in Oman covers the other taxes. One caution on the income tax: it applies to income, not to residency status, so holding a residence permit neither exempts an owner from it nor creates it. The tax starts on 1 January 2028 and rental income is within its scope.

How Long Does It Take, and What Are the Steps?

Timelines

No source gives one end-to-end timeline for a purchase and a residency permit, because the stages sit with different bodies. The stages with a published or reported time are in the table.

Step by step

1. Check the land status first. Confirm in writing that the project is an ITC, a named future city or neighbourhood, or a zone project, because the Ministry of Housing’s statement of 28 June 2026 limits foreign ownership to designated areas.
2. Match the unit to a permit. Compare the price with OMR 200,000 for a single unit and note whether the unit is completed, in registration or unbuilt, using the matrix above.
3. Buy through the registered channel. Off-plan payments go to the project escrow account under Royal Decree 79/2025, and an off-plan unit is recorded in the preliminary register under Royal Decree 56/2026. Our guides to the off-plan buyer rules under Law 79/2025 and property registration in Oman cover this stage.
4. Obtain the proof of ownership. For the Golden Residency and the ITC owner visa that proof is the title deed or ownership document; for the Owner Visa it is the certificate of the competent authority.
5. Apply to the right body. The Golden Residency goes through the Golden Residency Portal that Invest Oman describes; the ITC owner visa is applied for online on the gov.om service; the Owner Visa is obtained on the competent authority’s certificate under Decision 87/2026.
6. Enter and register the permit. For the Owner Visa, enter within three months of issue; for the ITC owner visa the applicant must be outside the country when applying.
7. Diary the renewals. Six to twelve months for the Owner Visa, two years for the ITC owner visa, ten years for the Golden Residency.

Requirements checklist

Where the table says “not named”, the source for that permit does not list the item; the issuing office states the full list when the application is opened, and foreign documents commonly need attestation and Arabic translation. Oman has been a party to the Hague Apostille Convention since 2012, according to our guide for foreigners, which simplifies attestation of documents from other member states.

Who Can Be Included in Oman Residency by Property?

Family cover differs by permit, and the wording of each is narrower or wider than buyers often assume. The Golden Residency covers first-degree family members with no cap on number or age according to the Oman Observer, and Gulf News lists spouses, children and first-degree relatives. The Owner Visa covers the owner’s spouse and first-degree relatives, and the legal representatives of a company that owns the land or unit, per the Oman Observer and Zawya. The ITC owner permit under Ministerial Decision 191/2007 covers the owner’s immediate family, whose names, nationalities and addresses go on the application.

None of the reports defines “first-degree relatives” or itemises parents, and none lists siblings. Visit visas for wider relatives are a Golden Residency benefit, not a residence right, and the age exemptions that Decision 87/2026 gives to family residency linked to investors and property owners are set by the Director General without published ages. Our dedicated guide to Oman residency for family and dependants goes through spouse, children and parents case by case. Family permits are tied to the owner’s: under Decision 87/2026 they end with the owner’s permit, while the 2007 ITC regulation keeps family permits valid after the owner’s death and renews them for the successors.

What Happens to Residency When You Sell

Property residency follows the property. Under Decision 87/2026 the owner’s permit ends automatically when title is transferred by sale or any other legal act, and the permits of accompanying spouse and relatives end with it, according to the Oman Observer and Gulf News. The ITC owner visa rests on the same footing, because the gov.om service requires a copy of the property ownership document as an attachment; the service page does not describe what a sale does to the permit, so the owner should ask the ROP before completing a sale.

The Golden Residency real estate route is defined by owning a completed ITC unit with a title deed, so selling changes the basis on which the permit was granted. The launch reports do not describe the effect of a sale, so a Golden Residency holder planning to sell should settle that with the Ministry and the ROP before listing, and compare the sale price with OMR 200,000 as well, since a unit sold or replaced below the threshold is a different case from one replaced at or above it. Our guide to selling property in Oman sets out the order of events for a sale, including the clearance of service charges.

What a Property Purchase Does Not Give, and Common Mistakes

The facts above add up to a short list of things that a purchase alone does not deliver. It does not give a residence permit: each permit needs an application, a certificate or a title deed, and a decision. It does not give a right to buy anywhere, since the ministry limits ownership to designated areas. It does not give permanent residency or citizenship, because every permit described here has a fixed term and is renewable, and the sources describe none of them as permanent residency or a route to Omani nationality. And it does not give a price-based entitlement: a brochure that states residency comes with a purchase has to be tested against the rules above, as the mistakes below show.

• Quoting a superseded tier. Gulf News reported in May 2025 that the ten-year permit needed OMR 500,000 and the five-year permit OMR 250,000, and Khaleej Times repeated those tiers on 25 August 2025. IMI Daily’s report of 16 June 2026 still cited OMR 250,000. The Oman Observer’s report of the 31 August 2025 launch presentation gives RO 200,000 for entry, and that is the figure our listing pages use.
• Treating a project name as an ITC. The licence attaches to the site, so ask for the ITC licence designation and the unit’s title description in writing. Our Oman developers hub lists the developers behind the projects named in this guide.
• Using the list price as the value. The ROP decides eligibility on title and valuation. A unit priced at OMR 200,000 has no margin, while a unit priced at OMR 213,396 has OMR 13,396.
• Assuming an off-plan reservation counts. The Golden Residency route as reported concerns a completed unit with a title deed; Decision 87/2026 is the wording that reaches units still in registration and land.
• Mixing up the permits. The Owner Visa has no minimum value and the Golden Residency has one; the first ends on sale and runs in cycles of six months to a year. Our comparison of the Golden Residency and the Owner Visa and the earlier Oman golden visa guide cover the same ground from a buyer’s side.
• Reading brochure residency language as the law. The Alef Qurum developer brochure, as described on our listing page, ties the project to residency status, while the page itself shows that no unit there reaches OMR 200,000 (the 3-bedroom entry is OMR 90,011, or 45.0% of the threshold). The conditions are those of the permits, not of the brochure.
• Forgetting that the permit ends with the title. A sale, a gift or a transfer to a company ends an Owner Visa. Our guide on buying Oman property through a company explains why the owner’s identity matters for the permit.

For retirees, the property permits are the practical route to a stay, and our guide to retiring in Oman sets that out with the costs. The wider rules on who may buy are in our guide on whether foreigners can buy property in Oman.

Frequently Asked Questions

Does buying property in Oman give you residency?

No purchase gives residency by itself. Oman residency by property needs a separate permit: the Golden Residency for a completed ITC unit worth at least OMR 200,000, the Owner Visa under ROP Decision 87/2026, or the two-year ITC owner visa. Each needs an application and a decision, and the permit lasts only while the qualifying property is held.

What is the minimum property value for Oman residency by property?

It depends on the permit. For Oman residency by property on the Golden Residency route, the test is a single ITC unit worth at least OMR 200,000 ($520,160), decided by the Royal Oman Police. The Owner Visa has no minimum value in any report of Decision 87/2026, and the gov.om ITC owner visa page names none.

How can I get residency in Oman by buying a house or apartment?

To obtain Oman residency by property through a house or apartment, buy in an area open to foreigners, such as an ITC, register the sale, and apply for the permit that fits the unit. A completed ITC unit at OMR 200,000 or more fits the Golden Residency; any registered unit, or one whose registration is in progress, fits the Owner Visa; an ITC residential unit fits the OMR 50 two-year owner visa. The steps above list the order.

Is there permanent residency in Oman for property owners?

The permits described in this guide are not described as permanent residency. The Golden Residency lasts ten years and renews, the ITC owner visa lasts two years, and the Owner Visa runs in cycles of six months to a year. Oman residency by property therefore means a renewable permit tied to the property, not permanent status or citizenship.

Can I get the Golden Residency with an off-plan purchase?

On the route as reported, the property must be a completed unit with a title deed, so an off-plan reservation does not satisfy it until the unit is complete and registered; Oman residency by property on this route follows the deed. Decision 87/2026 is the wording that reaches units whose registration is incomplete, with no minimum value. Check the handover date on the listing, such as Q1 2027 for Al Mina or Q1 2029 for Luma Residence.

Can I add two properties together to reach OMR 200,000?

The launch reports describe one unit, and our listing pages assess the threshold per property, not combined. Two units of OMR 120,000 are therefore treated as two units below the line on those pages. Anyone planning Oman residency by property on a combined basis should obtain a written answer from the Ministry and the ROP first.

How long does Oman residency by property last and how is it renewed?

The Golden Residency lasts ten years and is renewable, the ITC owner visa lasts two years, and the Owner Visa lasts six months to one year and renews for a similar period. Under the 2007 ITC regulation, as summarised by the Gulf Migration Database, owner permits renewed automatically every two years for six years. Renewal depends on keeping the qualifying property.

Can my family be included under Oman residency by property?

Yes, within each permit’s wording. Oman residency by property can extend to relatives: the Golden Residency covers first-degree family members with no cap on number or age; the Owner Visa covers the spouse and first-degree relatives; the ITC owner permit covers immediate family. Reports do not itemise parents, and siblings are not named, so ask the issuing office about each person.

What happens to my residence if I sell the property?

Under Decision 87/2026 the Owner Visa and the permits of accompanying family end automatically when title is transferred by any legal act. The ITC owner permit is likewise tied to ownership. A Golden Residency holder should settle the effect of a sale with the Ministry and the ROP before listing, because the route rests on the qualifying unit.

How much does Oman residency by property cost?

The ITC owner visa fee is OMR 50 ($130). The larger costs are the 3% registration fee and, on a new unit from a developer, 5% VAT: on a OMR 200,000 unit that is OMR 6,000 plus OMR 10,000, so OMR 16,000 ($41,613) in all. Service charges, such as OMR 3.25 per m² per year at Mandarin Oriental, recur annually.

Can I buy land in Oman and get residency?

Under Decision 87/2026 a foreign buyer of land designated for construction can obtain a sponsor-free visa on a certificate from the competent authority, and ITC plot owners receive a two-year multiple-entry investor visa until construction ends. Land alone is not a completed unit, so Oman residency by property on the Golden Residency route follows the finished, registered building.

Last checked: 25 October 2026. Sources: gov.om, Get Residence Visa for Property Owner; Oman Observer, property-linked visas (25 June 2026); Zawya, residency regulations amended; Gulf News, sponsor-free visas; Lexis Middle East, Decision 87/2026; Gulf News, Ministry of Housing clarification; Oman Observer, Golden Residency launch (31 August 2025); Gulf News, Golden Residency launch; Gulf News, earlier tiers (May 2025); Khaleej Times, earlier tiers (25 August 2025); IMI Daily, application figures (16 June 2026); IMI Daily, Owner permit (June 2026); AGBI, land and the golden visa (23 June 2026); Invest Oman, FAQs; Golden Residency Portal; Gulf Migration Database, Ministerial Decision 191/2007; decree.om, Royal Decree 12/2006; decree.om, Royal Decree 79/2025; decree.om, Royal Decree 56/2025; Trowers & Hamlins, Real Estate Register Law; EY, zones executive regulations; Oman Observer, real estate fees reduced; Deloitte, Oman real estate VAT guide.