Can Pakistanis Buy Property in Oman? Rules, Money, Tax (2026)

Can Pakistanis Buy Property in Oman? Rules, Money, Tax (2026)

Can Pakistanis buy property in Oman? Yes. As of 6 November 2026, a Pakistani passport holder may buy wherever Omani law lets any foreign national own: integrated tourism complexes, named future cities such as Sultan Haitham City, and integrated residential neighbourhoods such as Surooh. The ministry names no nationality list; the Pakistan-specific steps are the payment route and tax filings.

This guide explains why the answer to the question can Pakistanis buy property in Oman depends on location, money route and tax residence. It covers what the ministry’s June 2026 statement means for a Pakistani buyer, which visa follows a purchase, what five listings on our site cost in rupees at the State Bank of Pakistan rate of 5 November 2026, how the State Bank’s manual treats money leaving Pakistan, what the Federal Board of Revenue asks tax residents to declare, and what the Pakistan–Oman tax treaty and Oman’s 2028 income tax say about rent and sale gains. Every rule is stated as of 6 November 2026 and can change.

Can Pakistanis Buy Property in Oman Under the Ministry’s Rules?

The clearest recent statement on who may own what comes from the Ministry of Housing and Urban Planning. In late June 2026, after reports that new residency rules had opened the whole country to foreign buyers, the ministry said that foreign ownership “has not been opened to all areas of the Sultanate”, according to Gulf News. It added that the amendments to the executive regulations of the Foreigners’ Residence Law concern residency only and do not change the legal framework for foreign ownership. Siasat, reporting from Muscat on 29 June 2026, and The Arabian Stories, on 25 June 2026, carry the same account.

The statement speaks of “foreign nationals” and non-Omanis as a group. It does not name Pakistan, India or any other country, and the listing terms we read speak of buyers of any nationality. For a Pakistani buyer, then, the first question is not nationality but location: is the plot or apartment inside one of the designated areas? Our guide to whether foreigners can buy property in Oman sets out the four routes in general terms, and the article on Omani property foreigners cannot buy shows how to recognise a project outside the designated areas.

GCC citizens are treated differently: the ministry said their ownership is governed by separate GCC agreements and Omani regulations in approved locations. A Pakistani citizen is not covered by that track, so the designated-area list is the one that applies.

Where Can a Pakistani Buyer Own Property: ITCs, Future Cities and Surooh

The ministry’s list has three parts. Integrated tourism complexes are the long-standing freehold zones. The future cities named are Sultan Haitham City, Al Thuraya City and Al Jabal Al Aali. The third part is integrated residential neighbourhoods, with Surooh given as the example. The ministry presents these as separate categories, so a Sultan Haitham City project is a future-city project, not an ITC; the distinction matters again when we reach residency and bank finance.

The table below sets five of our listings against that list. All figures are taken from the listing pages on 6 November 2026 and are the developers’ own targets and prices, not offers. Where a page gives a price in dollars, the rial figure is the dollar price divided by 2.6008.

The ministry’s own wording for Sultan Haitham City is “future city”, and that is the wording this guide uses. Our Sultan Haitham City guide lists the projects there, and the article on freehold property in Oman covers the ITC category itself.

Oman Property for Sale for Expats: What Pakistani Residents of Oman Can Buy

Many people asking can Pakistanis buy property in Oman, or searching for Oman property for sale for expats, are Pakistanis who already live in Oman. They are the third-largest expatriate group, so they are a sizeable part of the likely buyer pool. The figures below come from the National Centre for Statistics and Information (NCSI), as reported by the Oman Observer; the three series count slightly different things, so they are not a trend line.

In the February 2026 report the other two large groups were Bangladeshi workers at 609,259 and Indian workers at 512,786, which is why Pakistanis rank third. The share in the table is our own division: 292,792 divided by 1,794,101 is 16.3%.

Living in Oman on an employment visa does not widen the list of places where a Pakistani may own. The ministry’s statement lists areas, not residence categories, so a Pakistani employee of an Omani company is treated as a foreign national like anyone else. What residence changes is the practical side: a resident who is paid in Oman can pay from Omani income without moving money out of Pakistan, a point the later sections return to. Our guide to living in Oman as an expat covers neighbourhoods and housing for residents, and the article on Indian buyers shows how another large expatriate community approaches the same rules.

Can Pakistanis Buy Property in Oman and Get a Visa? Entry, Owner Visa and Golden Residency

Three separate things are easy to confuse: the visa needed to enter Oman, the Owner Visa that follows a purchase, and Golden Residency.

Entry. On 14 October 2026, Oman and Pakistan signed a mutual visa exemption agreement in Islamabad during the eighth session of their Joint Ministerial Commission, reported by Gulf News and Profit by Pakistan Today. The commission’s agenda covered trade, investment and workforce mobility, and the visa agreement covers holders of diplomatic, special, service and official passports. A Gulf News piece updated on 3 November 2026 states that the arrangement does not extend to ordinary Pakistani passport holders travelling for tourism, who continue to meet Oman’s existing entry requirements. Applications for Omani visas are made through the Royal Oman Police’s eVisa portal, which lists tourist, work and residency visa services; the portal’s own visa-type pages state the current rules by category.

Owner Visa. Royal Oman Police Decision 87/2026 amends the executive regulations of the Foreigners’ Residence Law and was published in Official Gazette issue 1653, reported by the Oman Observer on 25 June 2026. It allows visas and residency without a sponsor on a certificate from the competent authority, for owners of registered units and for buyers of units whose registration is still in progress. Spouses and first-degree relatives may be included, and legal representatives of an owning company may qualify. The visa runs from six months to one year, is renewable, and allows stays of up to three months per entry. If ownership passes to someone else by any legal act, the owner’s residency and the family’s residency end. The report describes the categories by role (owner, buyer, representative, relative), not by nationality, and states no minimum property value.

Golden Residency. The Invest Oman programme offers renewable 10-year residency at a threshold of OMR 200,000, with seven qualifying routes, one of them the purchase of property in an ITC, as Gulf News reported on 1 September 2025. On our reading, the property route needs a single ITC property worth at least OMR 200,000, and the Royal Oman Police decides each case.

None of the five entry prices in the listings table reaches OMR 200,000, so the Owner Visa is the visa those entry units would relate to. Hay Al Wafa’s villas are priced above that figure, but the project sits in a future city rather than an ITC, so whether any unit supports a Golden Residency application would be for the Royal Oman Police to decide. Our articles on Golden Residency versus the Owner Visa and on residency for a spouse, children and parents go further on each route.

What Does Oman Property Cost in Pakistani Rupees?

The Omani rial is pegged to the US dollar at 2.6008 dollars per rial, which means the rupee price of an Omani property moves only with the rupee-dollar rate. The home page of the State Bank of Pakistan showed USD/PKR rates “as on 05 November 2026”: an M2M revaluation rate of 276.6701, a weighted-average bid of 276.3552 and a weighted-average offer of 276.8121. Multiplying the peg by the revaluation rate gives PKR 719.56 per rial (718.74 on the bid and 719.93 on the offer). A bank or exchange company will apply its own spread and charges, so the table is an indication of scale, not a quote. Our article on the rial peg and property buyers explains what the peg protects and what it does not.

The calculation behind each row is the rial price multiplied by 2.6008 for dollars and the dollar price multiplied by 276.6701 for rupees. Rows for which the listing gives dollars first were divided by 2.6008 to reach rials, so a rounding difference of a few rials against the page is possible.

A worked example with instalments

Our Plumeria page states a 25% down payment with instalments of up to seven years, and gives an illustrative split of the $95,000 entry price. The down payment is $23,750 and the balance is $71,250. Spread over 36 months the balance is about $1,979 a month, over 60 months about $1,188 and over 84 months about $848. In rupees at 276.6701 those are PKR 547,576, PKR 328,546 and PKR 234,676 a month, and the down payment is PKR 6,570,915. The page notes that interest and fees, if any, are stated in the sale and purchase agreement.

The exchange-rate effect is the part that is specific to Pakistani buyers. The $71,250 balance costs PKR 19,712,745 at 276.6701. If the rupee were 10% weaker, at 304.34, the same balance would cost PKR 21,684,019, which is PKR 1,971,274 more for an identical dollar obligation. That figure is hypothetical; it illustrates scale and is not a forecast. Our article on Oman payment plans compared compares schedules across projects.

Can Pakistanis Buy Property in Oman From Pakistan? The State Bank Route

There is a difference between a Pakistani who earns and holds money outside Pakistan and a Pakistani resident who would pay from rupee funds. The remittance rules attach to money leaving Pakistan, so a payment made from an Omani account out of Omani income is not a remittance from Pakistan at all, although the tax filings in the next section may still apply.

For money leaving Pakistan, the source is the State Bank’s Foreign Exchange Manual. Chapter 16, on private remittances, sets out the categories that authorised dealer banks may handle, such as legacies, family remittance facilities for foreign nationals, subscriptions, membership fees and examination fees. Buying property abroad is not one of its headings. Paragraph 19, “Other Private Remittances”, says that applications by private individuals for purposes other than those listed should be made to the State Bank on Form M, with the purpose stated in full and supporting documents attached. The authorised dealer must satisfy itself about the genuineness of the case, certify the application and forward it, and the State Bank decides after considering the facts of each case.

In practice this means that a resident of Pakistan planning a rupee-funded purchase would begin with an authorised dealer bank and ask in writing which route applies before paying any booking amount. The manual is amended from time to time, so the bank’s answer on the current text is the one to rely on, and no part of this guide is advice on a particular transfer.

Chapter 6 of the manual links the two sides of the question. Paragraph 8A allows authorised dealers to open a foreign currency value account for a resident individual Pakistani who has “duly declared assets held abroad”, as shown in the wealth statement filed with the Federal Board of Revenue, and the resident must provide that declaration, including the latest wealth statement, to open the account. In other words, once an Omani property is on the wealth statement, the banking system has a defined way to hold foreign-currency receipts such as rent; without the declaration, the account route is not open.

How Do Funds Reach Oman: Bank Account, Escrow and Source-of-Funds Papers

On the Omani side, payments for off-plan units fall under the escrow regime of Royal Decree 79/2025, the Law Regulating Real Estate, was issued on 10 September 2025 and published in Official Gazette No. 1613 on 14 September 2025, according to decree.om. Article IV brings it into force 180 days after publication, which by our count is about 13 March 2026, and Article III repeals the earlier escrow system of Royal Decree 30/2018. Our article on Law 79/2025 and off-plan buyers explains how escrow works in practice.

A buyer who wants an Omani account before paying will meet the bank’s source-of-funds questions. Bank Muscat’s non-resident accounts page lists, for a standard non-resident account, a copy of the passport, proof of full residential address, occupational status, a six-month bank statement from a bank in the country of residence as source of funds, and the purpose of the account with supporting proof, for example a property in Oman. A separate Golden Residency programme account adds a reference letter from the home bank and the planned investment amount. These requirements are the bank’s own and can differ from bank to bank; our guide to opening an Omani bank account as a property buyer compares what the main banks publish, and the article on transferring money to Oman for a property purchase prices the transfers.

The money-laundering framework sits behind these requests. The Financial Action Task Force published its mutual evaluation of Oman in December 2024, and the Oman Observer reported that the evaluation praised Oman’s adherence to international standards. For a buyer the consequence is practical: statements, a purchase agreement and a clear explanation of where the money came from are the papers that make a transfer move smoothly.

Cash is a separate matter. According to Times of Oman (30 October 2025), cash or negotiable instruments of OMR 6,000 or more, or the equivalent in another currency, must be declared when entering, leaving or transiting Oman. That is $15,605, or about PKR 4.32 million at the rates above. Failing to declare is an offence carrying up to three years’ imprisonment and/or a fine of up to OMR 10,000 for an individual.

Can Pakistanis Get a Mortgage in Oman?

A mortgage is available to non-residents at some banks, within narrow limits. The Sohar Islamic housing finance page for expatriates says the product is available to residents and non-residents. It finances the lower of 50% of the property’s market value or OMR 250,000, at a profit rate of 6.00% a year, over up to 10 years including any grace period, which is up to 18 months for units under construction. The applicant must be between 30 and 60 at maturity. The income test is either a salary of at least OMR 5,000 paid into a bank, or stable employment or business outside Oman with annual income of at least OMR 25,000, plus a 12-month credit record and an employer letter confirming two years of employment. Non-residents also provide an employment letter attested by the Omani embassy or consulate in their country of residence.

The property condition is the sharp one: the page says only properties from ITC projects registered with the bank and approved by the ministry for sale to non-Omanis qualify. Applied to our listings, the cap is simple arithmetic.

The table shows the ceiling, not a loan offer; the bank decides on income, age, project registration and credit. Because the bank refers to ITC projects, a buyer in a future-city project should read the bank’s condition against the project’s registration before assuming eligibility. Our guide to mortgages for foreigners in Oman compares the lenders.

What Must a Pakistani Tax Resident Declare to the FBR?

Foreign property is a declaration question under Pakistan’s Income Tax Ordinance 2001, which the Federal Board of Revenue publishes as amended up to 30 June 2026. Three provisions matter.

Residence (section 82). An individual is resident for a tax year if present in Pakistan for 183 days or more in that year. Clause (d) adds a second test for a citizen of Pakistan: one who “is not present in any other country for more than one hundred and eighty-two days” or who is not a resident taxpayer of any other country. On its wording the clause is not limited to days of presence, so whether it reaches a particular Pakistani worker in Oman is a question for a Pakistani tax professional. Oman has no personal income tax until 1 January 2028.

Wealth statement (section 116). Every resident taxpayer who is an individual and files a return must furnish a wealth statement and a wealth reconciliation statement with it. Since the Finance Act 2024 the section expressly refers to “assets including foreign assets” and to foreign liabilities, and it covers the assets of a spouse who is a dependant, and of minor children and other dependants.

Foreign income and assets statement (section 116A). A resident individual with foreign income of not less than USD 10,000, or foreign assets with a value of not less than USD 100,000, must furnish a separate statement. It lists foreign assets and liabilities at the last day of the tax year, any foreign assets transferred during the year with the consideration, and the foreign income with the expenditure incurred in earning it. If the Commissioner serves a notice under section 116A(2) and the person fails without reasonable excuse to comply, section 195A makes it an offence punishable by imprisonment of up to one year, or a fine of up to PKR 50,000, or both. The Foreign Assets (Declaration and Repatriation) Act 2018 also defines foreign assets to include real estate held outside Pakistan.

The USD 100,000 line is where our listings fall on either side, as the table shows. The test is on the value of all foreign assets taken together, so the figure for one property is a starting point and not the whole calculation.

A buyer under the line still files the wealth statement if a resident taxpayer; the separate 116A statement is the one the threshold switches on. An FBR declaration is also the document that ties back to the State Bank manual: paragraph 8A of Chapter 6 asks for the declared wealth statement before a resident can open a foreign currency value account.

Can Pakistanis Buy Property in Oman and Face Two Tax Bills? The Pakistan–Oman Treaty

Pakistan and Oman signed their agreement for the avoidance of double taxation on 12 June 1999. The text on the FBR website is marked “In Force”, and the FBR’s list of full-scope treaties also shows a version modified by the Multilateral Instrument, dated 1 April 2021 on the list. Read the original and the modified version together. The articles that matter to a buyer are these.

Pakistan’s domestic credit rule is in section 103 of the Ordinance: where a resident taxpayer has foreign-source income chargeable to tax and has paid foreign income tax, the credit is the lesser of the foreign tax paid and the Pakistani tax payable on that income. Article 24(3) of the treaty makes the same point from the treaty side. The practical consequence is that Oman taxing rent does not create a second full bill in Pakistan, though the income is still reported where Pakistani residence applies. Our article on Oman income tax for foreign owners covers the Omani side in more depth, and property tax in Oman covers the taxes that apply to ownership itself.

How Will Oman’s 2028 Income Tax Affect a Pakistani Owner?

Royal Decree 56/2025, issued on 22 June 2025 and published on 30 June 2025, introduces a personal income tax from 1 January 2028, according to the EY tax alert. The rate is 5% on net income, meaning gross income above OMR 42,000 (about PKR 30.2 million). Gross income includes salaries, self-employment income, leasing (rental) income, interest, pensions and the proceeds of real estate disposals; leasing income can be reduced by allowable expenses and losses carried forward for five years. Tax residents, defined as those present in Oman for more than 183 days, are taxed on income earned in Oman and abroad. Non-residents are taxed only on income earned in Oman, and withholding entities must deduct the tax due on payments to them.

A hypothetical shows the arithmetic. Suppose a tax resident has OMR 50,000 of gross income in a year from all sources, with no deductions. The tax is 5% of OMR 8,000, which is OMR 400, or PKR 287,825 at 719.56. Suppose instead the only Omani income is rent below OMR 42,000. On the EY description the tax base is the amount above that line, so there would be no Omani tax on that rent, and, with nothing paid in Oman, no foreign tax for Pakistan to credit under section 103. The figures are illustrations, not predictions of any rent; the executive regulations were still to come when EY wrote its alert, so detailed procedure may differ.

The same decree matters to a Pakistani who lives in Oman, because the 183-day test would make that person an Omani tax resident from 2028, a status the treaty’s Article 4 tie-break would then have to sort out if Pakistan also treats the individual as resident. Our absentee landlord guide and the article on property management in Oman deal with the rental side.

Step-by-Step Checklist for a Pakistani Buyer in Oman

For readers past the question can Pakistanis buy property in Oman, the order below follows the rules in this guide. It is a sequence of checks, not a recommendation to buy any project.

1. Confirm the project’s area under the ministry’s list: ITC, named future city, or integrated residential neighbourhood. Ask the developer to state it in writing against the unit.
2. Read the sale and purchase agreement for price, payment schedule, handover target, service charge and the title the buyer receives.
3. Confirm that payments go to the project escrow account and verify the account details directly with the developer or its bank before each transfer.
4. Decide where the money comes from. If it leaves Pakistan, ask an authorised dealer bank in writing which route applies and whether a Form M application is needed.
5. Gather source-of-funds papers: passport, address proof, six months of statements and the purchase agreement.
6. Convert the full schedule into rupees at the current rate and keep the dated rate record for the wealth statement.
7. Check whether the Pakistani return needs the section 116 wealth statement and the section 116A statement.
8. Keep the title documents, payment receipts and bank advices together for the sale or for any visa application.
9. After the unit is registered or its registration is in progress, ask for the competent authority’s certificate that the Owner Visa application relies on.

Before signing, the red flags are described in our article on mistakes and red flags when buying property in Oman, and the complete process is in the step-by-step guide to buying property in Oman. Buyers who want a cheaper entry point can compare cheap property in Oman for foreigners, and the developers behind the projects above are listed in the Oman developer directory.

Service Charges, Handover Dates and Other Costs a Pakistani Buyer Should Compare

Purchase price is only one part of the cost. Our listing pages state the following running costs, and each is the developer’s figure, not a government tariff.

The same unit of measure can mislead. At Alef Qurum the page’s OMR 5 per m² reads as an annual charge, so a 62.60 m² unit pays OMR 313; read as a monthly rate it would be twelve times that, which is why the schedule should state the period. Our service charges guide compares ranges across projects.

The Plumeria page also states a one-time transfer fee of 3% of the purchase price for foreign buyers, which is $2,850 on its $95,000 entry price (PKR 788,510 at 276.6701). Handover is the other variable: the five targets in the listings table run from Q4 2027 to Q2 2029, and the delay position under the law is covered in our article on buyer rights when a developer is late.

Frequently Asked Questions

Can Pakistanis buy property in Oman?

Yes, a Pakistani national can buy property in Oman inside the designated areas where foreign nationals may own. The ministry’s June 2026 statement lists integrated tourism complexes, future cities such as Sultan Haitham City, and integrated residential neighbourhoods such as Surooh, and it names no nationality restriction, so Pakistanis can buy property in Oman on the same terms as other foreign nationals.

Can Pakistani buy property in Oman from Pakistan?

Yes, the purchase itself can be made from abroad, but the payment route matters. For rupee funds leaving Pakistan, Chapter 16 of the State Bank’s Foreign Exchange Manual sends purposes that are not listed to the State Bank on Form M, so an authorised dealer bank should confirm the route before any transfer.

Can Pakistanis buy property in Oman and get residency?

Not from the purchase alone; residency follows the same routes as for other foreigners. The Owner Visa under ROP Decision 87/2026 is sponsor-free and has no minimum value, and Golden Residency needs a single ITC property worth at least OMR 200,000 decided by the Royal Oman Police.

Oman property for Pakistanis: how much does it cost in rupees?

The five listings above start between PKR 22.7 million and PKR 48.4 million at USD/PKR 276.6701 and the 2.6008 peg. Sarooj Oasis starts at about OMR 31,600 and Yenaier’s studio at $174,800, with the instalment terms set by each developer.

Oman property for sale for expats: can Pakistanis buy property in Oman while living there?

Yes, but residence alone does not widen the list of areas. The ministry’s statement lists designated areas for foreign nationals, so an employee living in Oman buys in the same ITCs, future cities and neighbourhoods as a buyer abroad.

Can foreigners buy property in Oman, and do Pakistanis need special permission?

Foreigners can buy in designated areas, and the ministry’s statement and the listing terms we read name no special permission for Pakistanis. Registration is with the Ministry of Housing and Urban Planning, as the listing pages state.

Must I declare an Omani property to the FBR?

If you are a resident taxpayer in Pakistan filing a return, yes: section 116 requires a wealth statement that includes foreign assets, and section 116A requires a separate statement at USD 100,000 of foreign assets or USD 10,000 of foreign income.

Does Pakistan tax rent from an Omani property?

A Pakistani tax resident reports foreign-source income, and the Pakistan–Oman treaty lets Oman tax rent from property there (Article 6). Article 24(3) and section 103 give Pakistan a credit for Omani tax paid, capped at the Pakistani tax on the same income.

Will Oman tax my rent from 2028?

Possibly: from 1 January 2028 Royal Decree 56/2025 taxes income above OMR 42,000 at 5%, and rental income is included. Rent below that line, on its own, leaves no tax base under the EY description.

Can a Pakistani get a mortgage in Oman?

Yes, in limited cases, so Pakistanis who want to buy property in Oman with finance should check bank terms first. Sohar Islamic says its housing finance is open to non-residents at up to the lower of 50% of value or OMR 250,000, at 6.00% for up to 10 years, for ITC projects registered with the bank.

Last checked: 6 November 2026. Sources: Gulf News, ownership clarification; Siasat; The Arabian Stories; Oman Observer, ROP Decision 87/2026; Gulf News, visa exemption; Profit by Pakistan Today; Gulf News, Pakistani passport holders; Oman Observer, workforce February 2026; Oman Observer, workforce May 2025; Oman Observer, nationalities end-2024; FBR, Pakistan–Oman agreement; FBR, Income Tax Ordinance 2001; State Bank of Pakistan, Foreign Exchange Manual Chapter 16; State Bank of Pakistan, Chapter 6; Bank Muscat; Sohar Islamic; EY; decree.om; Times of Oman; Gulf News, Golden Residency; and our listing pages cited above.