Land for sale in Oman: every plot available now
These are the only two projects offering land for sale in Oman on freehold title that a foreign buyer can actually purchase. Both are Muriya releases, both sit inside licensed Integrated Tourism Complexes, and both are open to buyers of any nationality.
Salalah Land Plots, Muriya — Lagoon & Sea View Freehold Land in Oman
Hawana Salalah, Salalah, Dhofar, Oman Details
Jebel Sifah Land Plots, Muriya — Freehold Land for Sale in Oman
Jebel Sifah, Muscat Governorate, Oman DetailsRead this before you compare any land price
The most important thing on this page is not a price. It is what the price covers.
Neither Oman land release sells you a bare plot. In both cases the quoted figure includes construction of a villa — either a 3+1 layout (three bedrooms plus a maid’s room) or a 4+1 layout — built to the developer’s approved specification for that community. You choose the plot position and the villa layout; you do not choose the architect, and you do not separately hire a contractor.
That makes these numbers incomparable to the raw land prices you may have seen elsewhere in the Gulf. It also means the honest description of what is for sale is a plot with a house-building contract attached, not land. If your plan was to buy the dirt now, hold it, and build in five years, that plan is not available in Oman on freehold title today — not from these two releases, and not from anyone else we represent.
Everything below is priced on that basis. Where a comparison is unfair because of it, we say so.
Land in Oman at a glance
| Buying land in Oman | |
|---|---|
| Who can buy | Any nationality, inside a designated Integrated Tourism Complex — no sponsor, no local company |
| What you get | Full freehold title in your own name, inheritable and resellable |
| Freehold land releases | 2 — Jebel Sifah and Hawana Salalah, both by Muriya |
| Minimum plot | 1,000 m² (10,764 sq ft) on both releases |
| Cheapest plot | $1,300,400 — OMR 500,000, Jebel Sifah, villa build included |
| Most expensive entry | $2,600,800 — OMR 1,000,000, direct sea view at Hawana Salalah |
| Bare land option | None — villa construction is bundled into both releases |
| Payment terms | 20% down, balance over a 3-year plan to handover |
| Annual property tax | None — and none on rental income or capital gains |
| Residency | Both releases clear the OMR 200,000 Golden Residency threshold comfortably |
The two freehold land releases, priced
| Release | Where | Plot from | Price from (OMR) | Price from (USD) | Per m² |
|---|---|---|---|---|---|
| Jebel Sifah Land Plots | Jebel Sifah | 1,000 m² | OMR 500,000 | $1,300,400 | ~$1,300 |
| Salalah Land Plots — lagoon view | Hawana Salalah | 1,000 m² | OMR 750,000 | $1,950,600 | ~$1,951 |
| Salalah Land Plots — direct sea view | Hawana Salalah | 1,000 m² | OMR 1,000,000 | $2,600,800 | ~$2,601 |
Three things to hold onto. Every figure includes the villa build, so the per-square-metre column is the cost of land and house divided by land area — not a land rate. Every figure is an entry price for the smallest, most standard plot in its category; larger plots, marina frontage, golf frontage and premium beachfront positions are priced individually above these points. And the built area of the villa is not published for either release, which is the single biggest gap in the public information. We come back to that below, because it decides whether these prices are good or not.
Land costs more than a finished house — a lot more
Most buyers arrive at a land page expecting the cheap end of the market. In Oman it is the opposite, and the gap is not marginal.
| Community | Land plot, build included | Finished villa in the same community | Multiple |
|---|---|---|---|
| Jebel Sifah | $1,300,400 | Raya — $492,100 | 2.6× |
| Jebel Sifah | $1,300,400 | Olive Farms — $195,100 | 6.7× |
| Hawana Salalah | $1,950,600 | Lubana Island — $352,700 | 5.5× |
| Hawana Salalah | $1,950,600 | Amazi Hawana — $202,862 | 9.6× |
| Hawana Salalah | $2,600,800 (sea view) | Amazi Hawana — $202,862 | 12.8× |
Read the first two rows together. A Jebel Sifah plot costs 6.7 times a finished Olive Farms villa in the same gated community, and it gives you 3.8 times the land. The extra money is not buying land at a discount — it is buying scale, exclusivity of position, and a house built to your chosen layout rather than the developer’s catalogue.
Whether that trade is worth it depends entirely on the villa you get, which brings us back to the missing number. A 1,000 m² plot with a modest 3+1 villa on it is a very different asset from the same plot with a 6,000 sq ft house. Ask for the gross built-up area in square feet, in writing, for the specific plot number, before you treat any of these prices as expensive or cheap. It is the one question that changes the answer.
What a plot gives you that a villa does not
| Project | Plot size | Price from | Open to foreigners |
|---|---|---|---|
| Salalah Land Plots | 1,000 m² | $1,950,600 | Yes |
| Jebel Sifah Land Plots | 1,000 m² | $1,300,400 | Yes |
| Lubana Island | 545 m² | $258,800 | Yes |
| Olive Farms | 260 m² | $195,100 | Yes |
| Husn Al Zain | 140 m² | $123,500 | No |
| Nismat Zain | 140 m² | $104,000 | No |
This is the honest case for buying a plot. The largest plot attached to any finished villa we sell in Oman is 545 m² at Lubana Island; the smallest land release plot is 1,000 m². If you want genuine grounds — a real garden, a pool that is not a plunge pool, room for a majlis wing or a guest annexe — the land releases are where that exists, and nothing else in the country comes close.
Note the bottom two rows carefully. They are the cheapest land-and-house packages in Oman by a wide margin, and a foreign buyer cannot purchase either of them. More on that next.
Who can buy land in Oman
Any nationality, provided the plot sits inside a designated Integrated Tourism Complex or an approved area. Both releases on this page qualify. You receive full freehold title registered in your own name — not a lease, not a usufruct, not a company structure — inheritable and resellable, with no Omani sponsor and no local partner required.
There is one restriction that matters more for land than for any other property type. Oman’s second ownership route, expatriate usufruct, applies only to units inside buildings of at least four storeys. Land has no storeys. The usufruct route can never reach a plot, which means land outside a designated complex is not available to you under any structure — there is no fallback, no workaround, and no “buy it through a company” answer that a competent Omani lawyer will sign off on.
The practical consequence: if someone offers you land in Oman that is not inside a named, licensed ITC, the first question is not the price. It is whether the seller can produce the licence. Our overview of the framework is buying property in Oman as a foreigner, and the complexes themselves are compared in Oman’s Integrated Tourism Complexes.
The cheapest land in Oman is closed to you
Oman does have inexpensive residential land. It is not for sale to foreigners.
Husn Al Zain in Bidbid and Nismat Zain in Sur both sell house-and-land packages on 140 m² plots, from $123,500 and $104,000 respectively. Those are the lowest land-inclusive prices in the country by an enormous margin — roughly a tenth of the cheapest ITC plot. Both are Ministry of Housing schemes on ordinary land, sold to Omani citizens. Neither appears in the listing block at the top of this page, because a foreign buyer cannot complete on them.
This is the single most common trap on the Omani land market. Ordinary residential land in Oman is genuinely cheap; foreign-eligible land is genuinely expensive; and the gap between those two facts is where mis-sold deals live. If you are shown land in Oman priced anywhere near $100,000, assume it is citizen stock until the seller proves otherwise in writing.
Leasehold land: Duqm and the SEZ question
There is a third category worth understanding, because it is often described loosely as “land in Oman” and it is not freehold.
Inside the Special Economic Zone at Duqm, plots and property are allocated on 99-year leasehold, not freehold. Maysan Duqm, the residential project we represent there, is leasehold for that reason. Royal Decree 38/2025 opened the legal door to freehold inside special economic zones, but no conversion mechanism or date has been published, so a Duqm purchase today is a long lease and should be underwritten as one. Our full read is the Duqm Special Economic Zone investment guide.
Similarly, none of Oman’s new inland city developments sell plots to foreign buyers. Everything at Sultan Haitham City — the 14.8 km² new city rising inland at Al Seeb — is sold as a built home, not as land. If you want ground in Oman, the coast is where it is.
Residency: land purchases and the OMR 200,000 threshold
The Owner Visa is sponsor-free, tied to ownership, renewable, covers a spouse and first-degree relatives, and carries no minimum purchase amount. Every plot on this page supports one.
Golden Residency is the ten-year permit and requires OMR 200,000, about $520,160. Land is the property type that clears it most decisively.
| Purchase | Price (OMR) | Against OMR 200,000 | 20% deposit |
|---|---|---|---|
| Jebel Sifah plot | OMR 500,000 | Clears 2.5× | OMR 100,000 ($260,080) |
| Salalah plot, lagoon view | OMR 750,000 | Clears 3.75× | OMR 150,000 ($390,120) |
| Salalah plot, direct sea view | OMR 1,000,000 | Clears 5× | OMR 200,000 ($520,160) |
Look at the last row. The 20% deposit on a sea-view Salalah plot is OMR 200,000 — the Golden Residency threshold exactly. That is a coincidence of arithmetic, not a shortcut: the permit is assessed against the value of a completed, registered purchase, not against what you have paid so far. But it is a useful way to size the commitment. Handing over the deposit alone puts more capital into Oman than the entire purchase price of most apartments in the country. The two routes are compared in Golden Residency vs the Owner Visa.
Payment terms and what completing actually costs
Both releases use the same developer-financed structure, which is unusually simple for a land purchase.
| Item | Typical |
|---|---|
| Down payment | 20% at reservation |
| Balance | Spread over a 3-year installment plan to handover |
| Construction financing | Not required — the build cost sits inside the installment schedule |
| Title transfer fee | 3% of the purchase price |
| VAT | 5% where it applies — confirm per release |
| Legal and registration | Budget separately; use your own independent Omani lawyer |
| Service charge | Not published for either land release — ask before reserving |
| Furnishing | Five figures on a 3+1 or 4+1 villa; excluded from every yield calculation you will be shown |
| Annual property tax | None |
| Rental income tax | None |
| Capital gains tax | None |
Budget roughly 8% on top of the price where VAT applies. The bundled construction is the genuinely valuable part of this structure: on a normal self-build you would be arranging a construction facility, managing draw-downs against site progress, and carrying the risk of cost overruns between you and your contractor. Here the build is priced at contract and paid on the same schedule as the land. The trade-off is that you are buying the developer’s specification, not your own. Ongoing costs are covered in service charges in Oman and property tax in Oman.
Jebel Sifah or Hawana Salalah
| Jebel Sifah | Hawana Salalah | |
|---|---|---|
| Entry price | $1,300,400 | $1,950,600 lagoon / $2,600,800 sea |
| Region | Muscat governorate coast | Dhofar, Oman’s south |
| Distance to the capital | ~45 minutes from Muscat International | Domestic flight from Muscat |
| The setting | Working marina, seaside golf, beach club, boutique hotel | Oman’s largest man-made lagoon system, marina, Arabian Sea frontage |
| Golf | 9 holes, par 36, playable as 18 at par 72 | No golf course |
| View categories | Priced individually — marina, golf frontage, sea glimpses | Two published tiers: lagoon and direct sea |
| Demand season | Year-round, capital-adjacent | Khareef monsoon, June to September |
| Other stock nearby | Raya, Olive Farms, Solar Residences, The Beachfront | Amazi, Lubana Island, Mira Ocean Estates |
The choice is less about the land and more about who rents it and when. Jebel Sifah is a 45-minute drive from an international airport, which supports weekend use by Muscat residents and year-round short lets alongside the marina and golf traffic. Hawana Salalah runs on the Khareef: from June to September the Dhofar hills turn green, regional visitors arrive in volume, and sea-facing property sees its strongest demand of the year — followed by eight much quieter months. It is the only genuinely counter-cyclical rental season in Oman, and it cuts both ways.
The area guides go deeper: Jebel Sifah, Hawana Salalah, and the head-to-head in Muscat vs Salalah.
Building on your plot
Because construction is included, the build process on both releases is narrower than a true self-build — and that is mostly good news.
You select one of two configurations, a 3+1 or a 4+1, and the developer delivers it to the approved specification for that community. Within Muriya’s design guidelines there is room to influence layout and finishes; there is no room to commission an independent architect and put an unusual house on the plot. Communities like Jebel Sifah maintain design controls precisely so that one owner’s taste cannot damage the next owner’s resale value, which is a constraint worth having when your exit depends on the neighbourhood looking coherent.
What is not published is equally important. Neither release states a handover date, only that the three-year installment plan runs to handover. Neither publishes the villa’s built-up area. And neither publishes the annual service charge. Those three numbers — built area, handover date, service charge — are the ones to extract before you reserve, and all three are reasonable things to ask for in writing.
Land, villa or apartment: what each route costs
| Land plot | Villa | Apartment | |
|---|---|---|---|
| Entry price | From $1,300,400 | From $195,100 | From $82,160 |
| Ground you own | 1,000 m²+ | 140 – 545 m² | None |
| Ownership routes | ITC freehold only | ITC freehold only | ITC freehold or usufruct in 4+ storey buildings |
| Choice of layout | Two configurations, your pick | Developer catalogue | Developer catalogue |
| Projects to choose from | 2 | 17 | Dozens |
| Resale comparables | Almost none — a very thin market | Thin | Deep |
| Clears OMR 200,000 | Every plot | Five projects | Two addresses |
Two rows decide most cases. Land is the only route that gets you real ground — an apartment gets you none, and even the most generous villa plot in the country is barely half a land-release plot. But land is also the thinnest resale market in Oman: with two releases in the entire country, there is essentially no comparable-sales evidence for a valuer to work from, and your exit depends on finding a buyer who wants that specific plot in that specific community.
If you are buying to live in a large house on your own grounds, that thinness is a cost you can absorb. If you are buying to trade in three years, apartments and villas are the liquid end of this market and land is not. The broader risk picture is in the risks of the Oman market.
Nine checks before you buy land in Oman
- Get the gross built-up area of the included villa in square feet, in writing, for your specific plot number. Without it you cannot judge any of these prices.
- Confirm the ITC licence for the community, and have an independent Omani lawyer verify the plot’s classification at the land registry.
- Get the plot number and the plot map, not just a price band. Entry prices apply to the smallest standard plots only.
- Ask what the premium positions cost — marina, golf frontage, beachfront — before you fall in love with a location on a masterplan.
- Get a handover date in the contract, not “on completion of the three-year plan”.
- Ask for the annual service charge and whether it is a flat fee or charged per square metre. On a 1,000 m² plot that distinction is worth thousands a year.
- Establish what happens if you want to change the villa design — what the design guidelines allow, who approves it, and what it costs.
- If residency is the goal, run the OMR figure against 200,000 before you choose a plot, and confirm the permit is assessed on completion.
- Price your exit. Ask the agent to show you a comparable plot resale in the same community. If they cannot, that is the answer about liquidity.
Frequently asked questions
Can foreigners buy land in Oman?
Yes, inside a designated Integrated Tourism Complex or approved area. Buyers of any nationality can hold full freehold title to a plot in their own name, with no Omani sponsor and no local company. Both releases on this page qualify. Outside those complexes, land is not available to foreign buyers under any structure — the expatriate usufruct route applies only to units in buildings of four storeys or more, so it never reaches a plot.
How much does land cost in Oman?
From $1,300,400 (OMR 500,000) for a 1,000 m² plot at Jebel Sifah, up to $2,600,800 (OMR 1,000,000) for a direct sea-view plot of the same size at Hawana Salalah, with lagoon-view plots there starting at $1,950,600 (OMR 750,000). Every one of those figures includes construction of a 3+1 or 4+1 villa.
Can I buy bare land in Oman and build later?
Not on freehold title, and not from either release on this page. Both bundle villa construction into the price and the payment plan. If your plan is to buy ground now and build in several years’ time, Oman’s freehold market does not currently offer that product to foreign buyers.
Why is land more expensive than a finished villa?
Because you are buying much more of it, in a premium position, with a house on top. A Jebel Sifah plot costs 6.7 times a finished Olive Farms villa in the same community and carries 3.8 times the land. The plot minimum is 1,000 m² where villa plots run 140 to 545 m², and the price includes the build.
What is the cheapest land in Oman?
Among plots a foreign buyer can actually purchase, Jebel Sifah at $1,300,400. Cheaper land-and-house packages exist — Husn Al Zain in Bidbid from $123,500 and Nismat Zain in Sur from $104,000, both on 140 m² plots — but these are Ministry of Housing schemes for Omani citizens and are not open to foreign buyers.
Does buying land give Oman residency?
A completed freehold purchase supports the sponsor-free Owner Visa, which has no minimum amount. The ten-year Golden Residency requires OMR 200,000 (about $520,160), and every plot on this page clears it — Jebel Sifah by 2.5 times, a sea-view Salalah plot by 5 times.
Is land in Duqm freehold?
No. Property inside the Duqm Special Economic Zone is allocated on 99-year leasehold. Royal Decree 38/2025 made freehold legally possible inside special economic zones, but no conversion mechanism or date has been published, so a Duqm purchase today should be underwritten as a long lease.
What are the payment terms on Oman land plots?
Both Muriya releases use a 20% down payment at reservation with the balance spread over a three-year installment plan to handover. Villa construction is folded into that schedule rather than billed separately as work progresses, so no separate construction loan is needed.
Can I buy land in Muscat or Sultan Haitham City?
Not as a foreign buyer from the current market. Every product at Sultan Haitham City is sold as a built home rather than a plot, and the freehold land releases in Oman today are both coastal — Jebel Sifah in the Muscat governorate and Hawana Salalah in Dhofar. See land for sale in Muscat and land for sale in Muscat Hills for the position in those areas specifically.
Related reading on this site
By property type: villas for sale in Oman, houses, apartments, townhouses, penthouses, beach houses, affordable houses. By area: Jebel Sifah, Salalah, Muscat, Duqm, Sultan Haitham City, Muscat Bay, Al Mouj, Yiti. Rules and process: buying as a foreigner, freehold property in Oman, comparing the ITCs, residency routes, property tax, service charges, rental yields, mortgages for foreigners, inheritance rules, all Oman property.
The verdict
Oman is one of very few Gulf markets where a foreign buyer can hold land outright: full title in your own name, no annual property tax, no tax on rental income, no capital gains tax, and a residence permit attached to ownership with no minimum purchase. For a plot of ground with a house you helped shape, that combination is rare.
But the market is two releases deep, and the honest description of both is a plot with a build contract attached rather than land you can sit on. Bare freehold land is not a product Oman currently sells to foreigners, and any listing that suggests otherwise deserves a hard look at the title classification before anything else.
On price, the ranking is unambiguous and it surprises most buyers: land is the most expensive way into Oman, not the cheapest. A Jebel Sifah plot runs 2.6 times a finished Raya villa and 6.7 times an Olive Farms villa in the same gated community. What it buys is ground — 1,000 square metres against the 260 to 545 you get with a villa — and that is a genuine, scarce thing in a country where almost everything else is sold as a finished box.
Two instructions before you commit. Get the villa’s built-up area in square feet for your specific plot number; without it nobody, including us, can tell you whether $1,300,400 is a good price. And ask your agent to show you one comparable plot resale in the same community. With two land releases in the entire country, the answer to that question is the most useful thing you will learn about your exit.
Request the plot map, built-up areas and current availability
Further reading: the Ministry of Housing and Urban Planning registers title; the Ministry of Heritage and Tourism licenses Integrated Tourism Complexes; the Central Bank of Oman publishes lending benchmarks.
