Buying property in Oman as a foreigner is easier than you think. Oman is rapidly becoming one of the most attractive real estate destinations in the Middle East. With its stable economy, zero income tax, stunning coastline, and welcoming culture, the Sultanate offers foreign investors a rare combination of lifestyle appeal and strong investment fundamentals. Whether you are looking for a luxury villa in Muscat, a beachfront apartment in Salalah, or a long-term residency pathway, Oman has an option for you.
This complete guide covers everything you need to know about buying property in Oman as a foreigner in 2025 — from legal frameworks and eligible zones to residency benefits and step-by-step purchase process.
Can Foreigners Buy Property in Oman?
Yes — foreigners can legally purchase property in Oman, but only within government-designated areas known as Integrated Tourism Complexes (ITCs) and Special Economic Zones (SEZs). Outside these zones, property ownership is restricted to Omani nationals and, in some areas, GCC citizens.
ITCs are premium mixed-use developments that include residential, commercial, hotel, and leisure components. They are specifically designed to attract foreign investment and offer full freehold ownership rights to international buyers.
Key ITCs Open to Foreign Buyers
- Al Mouj Muscat — Oman’s flagship waterfront development
- Muscat Hills — Golf and nature community
- Muscat Bay — Luxury coastal residences
- Saraya Bandar Jissah — Beachfront villas and apartments
- Salalah Beach Resort — Southern Oman lifestyle
- Jebel Sifah — Marina and mountain community
- Duqm Special Economic Zone — Commercial and residential
Property Types Available to Foreigners
- Apartments and studios
- Villas and townhouses
- Serviced apartments
- Residential plots (with 4-year build requirement)
- Commercial units within ITCs
Note: Agricultural land and properties in restricted zones such as Musandam, Buraimi, and areas near military or heritage sites are not available for foreign purchase.
Ownership Types: Freehold vs Usufruct
Freehold ownership gives you full and permanent rights over the property and land — the most desirable form. Usufruct rights allow you to use and earn income from a property for a fixed term of up to 99 years without owning the land. Since 2020, expatriates living in Oman for at least 2 years (aged 23+) can also apply for usufruct rights in certain Muscat residential buildings.
Residency Through Property Investment
One of the most powerful incentives for foreign buyers in Oman is the ability to obtain residency through property ownership:
- Investment below OMR 200,000 (~USD 520,000): 2-year renewable residency for the buyer
- Investment of OMR 200,000 or above: 10-year Golden Residency for buyer, spouse, children, and first-degree relatives
The Golden Residency program was relaunched in August 2025 with a reduced threshold of OMR 200,000, making it more accessible than before. Residency is valid as long as the property remains registered in your name.
Important: Property ownership in Oman does NOT lead to citizenship. Oman does not offer a citizenship-by-investment program.
Costs and Taxes
- Property transfer fee: 3% of property value (foreigners); 1% for Omani nationals
- Annual property tax: None
- Annual service charges: OMR 4–12 per m² (depending on development)
- Professional inspection: OMR 200–500
- Legal fees: Variable — budget approximately 1% of property value
Always budget at least 10% above the purchase price to cover all transaction costs, initial furnishing, and emergency reserves.
Financing Options
Mortgage financing is available for foreigners purchasing in ITCs, but with stricter conditions than for Omani nationals:
- Loan-to-value ratio: up to 70% for foreigners (vs 80–90% for Omanis)
- Loan terms: 5–15 years
- Interest rates: 5%–7.5% depending on bank and applicant profile
- Minimum salary requirement: typically OMR 1,000–1,500 per month
Non-residents face greater difficulty obtaining mortgages. Cash purchases or developer financing plans are often the most practical route for international buyers.
Step-by-Step Purchase Process
- Step 1 — Research and shortlist properties in approved ITCs
- Step 2 — Engage a licensed local real estate agent
- Step 3 — Retain an Omani-qualified lawyer for contract review
- Step 4 — Sign a reservation agreement (includes refundable deposit protection)
- Step 5 — Conduct full due diligence: title verification via Ministry of Housing and Urban Planning (MoHUP), structural inspection
- Step 6 — Sign the Sale and Purchase Agreement (SPA)
- Step 7 — Transfer funds (escrow accounts mandatory for off-plan)
- Step 8 — Register property with MoHUP to receive title deed
The full process typically takes 2–3 months from property identification to receiving your title deed.
GCC Nationals — Additional Rights
Citizens of GCC countries (UAE, Saudi Arabia, Qatar, Kuwait, Bahrain) enjoy broader ownership rights and can purchase property outside ITCs in most parts of Oman. However, some areas such as Al Batinah Coast and Al Gabal remain restricted even for GCC nationals.
Why Invest in Oman in 2025?
- Zero income tax and no capital gains tax
- Stable, business-friendly government
- Growing economy with 5% annual real estate market expansion projected through 2030
- Gross rental yields averaging 5–7% in prime Muscat locations
- Strategic location as a gateway between GCC, India, and Africa
- High quality of life, modern infrastructure, and low crime rates
- Residency benefits for investors and their families
Ready to explore property investment opportunities in Oman? Contact our expert team at UInvest Group for personalized guidance on finding the right property for your goals and budget.
