Does Buying Property in Oman Give You Residency? The 2026 Rules
Updated July 2026 · By Waleed Al Abri — Licensed Real Estate Advisor
Short answer
Yes, if the property qualifies. Oman ties residency to property through two separate programs. Since 22 June 2026 (Royal Oman Police Decision 87/2026), owners get residency without a local sponsor, family is included, and off-plan buyers can get a renewable visa before handover. Updated July 2026 by Waleed Al Abri, a licensed real estate advisor in Oman.
Waleed Al Abri
Licensed Real Estate Advisor
Waleed Property - Founder & Principal Advisor
Professional Credentials:
Waleed specializes in guiding international investors and GCC nationals through Oman's real estate market. With over a decade of experience in Integrated Tourism Complexes (ITCs), foreign ownership regulations, and Oman's residency-by-property programs, he has helped hundreds of clients successfully invest in Oman property.
Areas of Expertise: Al Mouj Muscat luxury properties, Sultan Haitham City investments, SEZAD commercial real estate, Oman Vision 2040 opportunities, foreign investment compliance, and residency visa acquisition.
Two programs, not one
Oman has two residency-by-property programs. Buyers mix them up, and the difference decides what you actually get.
- • Property Owner Residency: comes with a qualifying property purchase. No minimum value is stated in the rules. It is valid as long as you own the property and ends when you sell. Your spouse and first-degree relatives are included.
- • Golden Residency: the investment program. OMR 200,000 of qualifying investment, property included, gives a 10-year renewable residency. Oman replaced the old two-tier system (250,000 for 5 years, 500,000 for 10) with this single tier in September 2025. Many guides still quote the old numbers.
Most buyers under OMR 200,000 are looking at the first one. That is the honest starting point.
What changed in June 2026
On 22 June 2026, ROP Decision 87/2026 took effect (Official Gazette 1653). It amended the residence rules for foreign property owners. Three changes matter:
- No sponsor needed. The owner visa and owner residency are now issued without a local sponsor, on a certificate from the competent authority.
- Off-plan buyers stopped waiting. If your unit's registration is not complete yet, you can get a sponsor-free visa of 6 to 12 months, renewable for similar periods. Before this, off-plan buyers had no clean path until handover.
- Family is covered. The visa and residency extend to your spouse and first-degree relatives. If a company owns the unit, its legal representative can get it.
Two conditions to know. You must enter Oman within 3 months of the visa being issued. And on the visa route, each entry allows a stay of up to 3 months. Related: Is off-plan property safe in Oman?
Which permit your purchase gets you
| You bought | What you can get |
|---|---|
| A registered unit in an ITC or eligible zone, any value | Property Owner Residency. Sponsor-free. Valid while you own it. Family included. |
| An off-plan unit, registration not complete | Sponsor-free visa, 6 to 12 months, renewable. Bridges you until registration. |
| Property worth OMR 200,000 or more, with title deed | 10-year Golden Residency, renewable |
| A unit through your company | The company's legal representative can get the visa and residency |
What the new rules did not change
The June 2026 decision changed residency rights. It did not change who can own property. If you are a non-GCC foreigner, you still buy in ITC zones and other eligible areas, and some projects offer usufruct instead of freehold. That is a separate topic with its own traps, and I wrote a full guide: Can foreigners buy property in Oman?
Two more things stayed the same. Approval is not automatic, security screening by nationality still applies. And the residency is tied to the title. Sell the property and the residency ends automatically, for you and your family.
What is still unclear
These rules are new. Four points are not settled yet:
- • Usufruct holders. The rules talk about owning a real estate unit. Whether a 50 to 99 year usufruct counts as ownership for residency has not been tested. If you are buying usufruct, do not assume residency. Confirm first.
- • The old family threshold. Earlier rules tied family inclusion to property value. The new decision states no value gate, but nobody has confirmed the old threshold is fully gone.
- • The certificate. Residency is issued on a certificate from the competent authority. Which body issues it and how long it takes is not yet spelled out.
- • The Golden route's zone scope. Official summaries differ on whether qualifying property must sit inside an ITC or can be outside one. Until that settles, assume ITC and confirm case by case.
I re-check this page quarterly and update it when these settle.
Frequently asked questions
The rules are new and the paperwork behind them is still settling. Whether your budget and nationality get you the owner permit or the Golden tier, and whether a specific project qualifies at all, is a case-by-case check. I do that check for clients before they commit money.
For current market context, see: Oman property prices 2026.