Can Foreigners Buy Property in Oman? A 2026 Guide

Updated June 2026 · By Waleed Al Abri — Real Estate Advisor

The three things "ownership" can actually mean

Most confusion here comes from treating one word, "ownership", as if it means one thing. In Oman it means three different things, and the difference decides your exit, your inheritance, and your residency.

• • Freehold (تملك حر): full, permanent, transferable ownership of the unit. This is what most foreign investors want, and what residency programs are built around.
• • Usufruct (حق منفعة): a long-term right to use the property, typically 50 to 99 years. It is not freehold. You hold it for the term, not forever.
• • Lease (إيجار): a rental right only. No ownership.

Before you sign anything, get the ownership type in writing. A glossy brochure that says "foreigners welcome" can still mean a 99-year usufruct, not freehold.

Where foreigners can buy

Under Royal Decree 29/2018, non-Omanis can own in designated zones, mainly ITC (Integrated Tourism Complex) developments. The important catch: an ITC zone sets the legal framework, it does not guarantee freehold is on offer. Some projects inside an ITC zone sell only usufruct or lease to non-GCC buyers. Always confirm the specific tier for the specific unit.

Zones where foreigners can currently buy freehold (June 2026) include:

• • Muscat Hills
• • Muscat Bay
• • Al Mouj
• • Telal Al Qurm
• • Select projects in Sultan Haitham City

Outside ITC and other eligible zones, non-GCC foreigners generally cannot buy. Certain areas are off-limits entirely, including Jabal Al Akhdar and designated strategic or military zones.

Buying outside an ITC: the usufruct route

There is a second route, and it is the one most often missed. Ministerial Decision 357/2020 lets non-Omanis take a usufruct on an apartment in a multi-storey mixed-use building outside any ITC, in locations the Ministry of Housing and Urban Planning specifies. It started in Muscat Governorate.

This is not freehold. The initial term runs up to 50 years and can be renewed to 99. It can be mortgaged, and it passes to your heirs.

The controls are specific. The building must have at least four floors and be recently completed. The unit must have at least two rooms. Minimum values were set at OMR 45,000 in Muscat Governorate and OMR 35,000 elsewhere. Registering the usufruct costs 3 per cent of the unit value, paid to the ministry. You may hold one unit. No more than 40 per cent of a building's units may go into the scheme, and no more than 20 per cent to buyers of a single nationality. You cannot sell or rent the unit for the first four years after registration.

There is also a condition on the buyer, and it rules most people out. You must be at least 23 and already living in Oman on a residence permit, reported as two years of residence. If you are buying from abroad, this route is not open to you.

These thresholds are set by the ministry and can be revised, so confirm the current figures for the specific building before you commit to anything.

One open point worth knowing. When this scheme started it carried no residency. The June 2026 rules grant sponsor-free residency to a foreigner who owns a registered real estate unit. Whether a usufruct registered under the 2020 controls counts for that has not been spelled out. Do not assume it does.

What the 2026 Registry Law changed, and what it did not

On 18 May 2026 the new Real Estate Registry Law came into force under Royal Decree 56/2026, replacing the 1998 statute. Some international coverage read it as Oman opening property ownership to foreigners nationwide. That is not what happened.

In late June 2026 the Ministry of Housing and Urban Planning stated that foreign ownership has not been opened to all areas of the country. Ownership by non-Omanis stays limited to locations already designated under existing law:

• • Integrated Tourism Complexes
• • Future cities, including Sultan Haitham City, Al Thuraya City and Al Jabal Al Aali
• • Integrated residential neighbourhoods, including Surouh

GCC citizens remain under separate GCC agreements. And being in a designated area still does not tell you the tier, so confirm freehold or usufruct for the specific unit. Separately from this list, the usufruct route under Ministerial Decision 357/2020 covers approved buildings outside ITC zones.

What the registry law changes is proof of ownership, not permission to own. It defines the title deed, gives an electronic deed the same legal force as a paper one, and allows a deed to be issued in English on request. It also keeps the rule that matters most: a transaction only counts once it is registered. Unregistered, you hold a promise from the seller, not ownership that binds anyone else.

The executive regulations setting out how this works in practice have not been published yet. Until they are, existing rules continue to apply.

GCC nationals get wider rights

Your nationality changes the map. GCC nationals (from Saudi Arabia, the UAE, Kuwait, Bahrain, and Qatar) can own across more of Oman and are treated closer to Omani citizens in many areas, not just inside ITC zones. Non-GCC foreigners are the group practically limited to ITC and eligible developments. If you are a GCC buyer, your options are broader than a quick web search suggests, so it is worth checking area by area. Full guide: Can GCC citizens buy property in Oman outside ITCs?

Buying property as a route to residency

A qualifying purchase can give you residency in Oman. There are two separate programs, and they are often confused.

• • Property-investor residency: granted on a freehold purchase in an ITC zone, with no minimum value. It is tied to ownership, renews while the property stays in your name, and covers your family. This is the honest answer for most buyers under OMR 200,000.
• • Golden Residency: the premium tier. From OMR 200,000 of qualifying investment you can apply for the 10-year renewable Golden Residency. The old 250,000 and 500,000 tiers were replaced in September 2025.

In June 2026 Oman updated the rules (Royal Oman Police Decision 87/2026, effective 22 June 2026). The headline change for buyers: owner visa and owner residency are now issued without a local sponsor, on a certificate from the competent authority, and an off-plan unit whose registration is not yet complete can now qualify for a renewable owner visa rather than making you wait until handover. The grant extends to a spouse and first-degree relatives and ends if you sell.

Full guide: Oman residency by property.

One thing to be clear about: this reform changes residency rights, not who is allowed to own. For a non-GCC foreigner, qualifying still means buying in an ITC or eligible zone. The exact conditions are new and still settling, so confirm the current position for your nationality and budget before you rely on it. That is part of what I check for clients.

Is your money protected?

Two protections matter most.

• • Escrow (Royal Decree 79/2025): developers selling off-plan must hold your payments in a dedicated escrow account, released against construction milestones. In practice enforcement is uneven, so before paying any deposit, ask for the escrow account details and confirm the account exists. It is the single most important check a foreign buyer can make. Full guide: the 2026 escrow law.
• • Structural warranty (Civil Code Article 634): the developer carries a 10-year liability for structural defects. Keep your contract and handover documents.

What it costs to buy

Beyond the purchase price, budget for transfer and registration fees and any service charges on the building. Prices themselves vary widely by area, from entry apartments around OMR 19,700 to premium ITC freehold well above OMR 100,000. For a current area-by-area breakdown, see the companion guide: Oman property prices 2026.

Frequently asked questions