Buying Property in Oman as a Foreigner: The 2026 Guide
Where foreigners can buy freehold in Oman, what it costs on top of the price, what homes rent for today, and how a purchase of OMR 250,000 or more can get your family a 5-year residency.
Foreigners can buy freehold property in Oman, but only in approved developments called Integrated Tourism Complexes (ITCs), such as Al Mouj and Muscat Bay. Budget about 3% on top of the price for registration, and know that a purchase of OMR 250,000 or more can qualify you and your family for a 5-year residency. This guide covers where you can buy, what it costs, what homes rent for today, and the steps from offer to title deed.
Key points
Foreign buyers get full freehold title inside ITCs, with the right to sell, rent out or pass the property on.
Expect a 3% registration fee on the purchase price, plus legal fees and yearly service charges.
A property worth OMR 250,000 or more can qualify for a 5-year residency, and OMR 500,000 or more for 10 years.
Oman has no annual property tax. A 5% personal income tax starts in 2028, but only on income above OMR 42,000 a year.
Where can foreigners buy?
Non-GCC buyers can own freehold property inside ITCs. These are master-planned communities licensed by the government, usually with a marina, beach, golf course or hotel on site. The main ones in and near Muscat are:
Al Mouj Muscat: the most established, next to the airport, with a marina, golf course and beach. Apartments, townhouses and villas.
Muscat Bay: a quieter resort-style community in a private bay south of the city, mostly villas and serviced residences.
Jebel Sifah: a coastal town about an hour from Muscat, with apartments and villas around a marina and golf course.
Outside the ITCs, rules for non-GCC foreigners are much tighter, and most homes in areas like Al Qurum, Madinat Qaboos or Al Khuwair are available to them to rent, not buy. GCC nationals have wider rights. If a property outside an ITC is offered to you as freehold, ask us to check it before you pay anything.
What does it cost to buy?
On top of the purchase price, plan for:
Registration fee: 3% of the price, paid when the title is transferred to you at the Ministry of Housing and Urban Planning.
Legal fees: usually around 0.5% to 1% if you use a lawyer to review the contract and title, which we recommend.
Service charges: a yearly fee for security, landscaping and shared facilities in the community. Ask the developer for the current rate per square metre before you sign.
Agency fee: agreed with your agent up front.
Example: on an OMR 236,000 townhouse, the registration fee alone is about OMR 7,080.
What do homes rent for?
These are asking rents from live listings on our site in September 2026, not averages from a report:
Al Mouj: apartments OMR 500 to 800 a month; townhouses OMR 1,000 to 1,150.
Shatti Al Qurum: apartments from OMR 325; villas typically around OMR 1,200, up to OMR 3,500 for large beachfront homes.
Madinat Al Sultan Qaboos: villas typically around OMR 800 a month.
Salalah: apartments around OMR 400 to 475; villas OMR 750 to 950.
To put that in context: Al Mouj townhouses are currently listed for sale at around OMR 220,000 to 252,000, and similar ones rent for about OMR 1,075 a month. That is a gross return of roughly 5.5% a year before service charges and empty months. Always run the numbers on the exact unit, not the area.
Residency through property
Oman relaunched its investor residency, often called the Golden Visa, in August 2025. Through property, there are two levels:
5-year residency for property worth OMR 250,000 or more.
10-year residency for property worth OMR 500,000 or more.
Both cover your spouse, children and dependent parents, and you apply online through Invest Oman. The rules can change, so confirm the current thresholds before you choose a property based on them.
Tax
There is no annual property tax in Oman. From 1 January 2028, a 5% personal income tax will apply to Oman residents, but only on annual income above OMR 42,000 (about USD 109,000). Most single-property landlords will fall below that line. If you have large incomes in Oman, speak to a tax adviser.
How buying works, step by step
Pick the property and agree the price. Ask for the title deed number, floor plan, service charge and any outstanding payments.
Reserve it. A reservation form and deposit take the unit off the market while contracts are prepared.
Sign the sale agreement. Have a lawyer check it, especially the payment schedule and handover date for off-plan units.
Pay and register. The balance is paid, the 3% fee is settled, and ownership is registered in your name.
Receive your title deed. Then, if the value qualifies, apply for residency.
For a ready property with a cash buyer, this usually takes a few weeks. Off-plan and mortgage purchases take longer.
Common questions
Can I get a mortgage as a foreigner?
Some Omani banks lend to expats buying in ITCs, usually with a larger deposit than Omani nationals pay. Terms depend on your residency and income, so speak to the bank before you reserve.
Can I rent the property out?
Yes. ITC owners can rent their homes out long term, and some communities allow holiday lets. Check the community rules for your development.
Do I need to live in Oman to buy?
No. You can buy in an ITC without being resident. Residency can follow from the purchase if the value qualifies.
Talk to us
We work across Muscat every day and can tell you what a specific unit is really worth, what it will rent for, and what the fees come to before you commit. Get in touch or browse current listings.
This guide is general information, not legal or tax advice. Rules and fees change; confirm them for your purchase.
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