Oman · Investment guide 2026
Property Investment in Oman
Plan an Oman property investment with real numbers: live listings, official price indices, area-by-area prices and yields, residency routes, buying costs and a 10-year returns model — on one page.
- Price index, 1 yr+22.7%
- Live listings143
- Entry priceOMR 41,800
- Homes ≥ OMR 200k40
Where your money goes
Apartment prices per m² by Muscat neighbourhood, with observed gross yields where available. Integrated Tourism Complexes (ITCs) — where foreigners can buy freehold — sit at the top. 4,5
- Al MoujITC Gross yield 5%73 live · from OMR 81,000
- Muscat BayITC 3 live · from OMR 102,555
- Muscat HillsITC Gross yield 6.1%18 live · from OMR 50,000
- Qurum 14 live · from OMR 161,888
- Azaiba
- Bausher
- Al Khuwair
- Madinat Sultan Qaboos
- Al Ghubrah
- Al Khoud 2 live · from OMR 50,560
Listing-based estimates of price levels, Oct 2026 4. Yields are gross, before service charges, vacancy and management.
Four ways to invest
Pick the strategy first — it decides the area, the stage of the project and the numbers that matter.
Rental income
Buy a ready home and let it. Observed gross yields in Muscat range from about 5.0% to 6.6%. 4
Suits
- Income from day one
- Proven rents to check
Watch
- Service charges and vacancy
- Income tax from 2028 above OMR 42,000 a year 12
Off-plan growth
Buy early in a new project on a staged payment plan and aim for value growth by handover.
Suits
- Lower entry and spread payments
- New-build specification
Watch
- Handover delays
- 5% VAT on a first sale may apply 11
Residency-led
A qualifying property from OMR 200,000 in a government-approved project can support a renewable 10-year Golden Residency. 7
Suits
- Long-term family base
- Renewable residency
Watch
- Each tier has its own conditions
- Approval is separate from the purchase
First step under OMR 100k
Studios and one-bedroom apartments let you enter the market with less capital.
Suits
- Lower ticket, easier to let
- Test the market
Watch
- More competition among small units
- Check the community fees
The residency ladder
Owning property in Oman can open three separate residency routes. Each has its own conditions — approval is a separate step from the purchase. 6,7
-
ITC
Residence visa via ITC property
For owners of property inside Integrated Tourism Complexes (ITCs). No minimum price has been announced. 5,6
- Duration
- 2 years, renewable
- Condition
- Own property in an ITC
-
SHC · Suruh
Sultan Haitham City & Suruh projects
Residence through buying property in Sultan Haitham City or Suruh projects. No minimum price has been announced.
- Duration
- 2 years, renewable
- Condition
- At least 30% of the price paid
-
OMR 200k
Golden Residency — 10 years
Minimum property purchase of OMR 200,000 in a project approved by the Government of Oman. 7
- Duration
- 10 years, renewable
- Condition
- Qualifying property in an approved project
Family residency: available for properties above OMR 50,000, subject to the applicable conditions.
Conditions can change. Confirm the current rules for your property before you sign. 7
Run the numbers
Your cash on day one and what the property can earn over ten years. Change any field.
Cash on day one
- Registration fee (3%)
- Listed service & document fees
- VAT (5%)
- Total cash needed
Returns
- Gross yield
- Net yield on cash
- Net income / year
10 years: cumulative net rent and value change
Cumulative net rentValue change
An estimate, not advice. Excludes legal, valuation, mortgage, broker and furnishing costs and income tax. Growth is 0% by default — enter your own assumption. 10,11
How to buy, step by step
The typical route for an overseas buyer in an ITC.
- 01
Set the brief
Budget, goal, timeline and whether you need residency.
- 02
Shortlist and check
Compare areas, developers and payment plans; confirm the unit is eligible for foreign freehold. 5
- 03
Reserve
Sign a reservation form and pay the booking deposit set by the developer or seller.
- 04
Sign the sale agreement
Read the specification, payment schedule and delay clauses before you sign.
- 05
Pay and register
Pay the price or instalments; the buyer pays the 3% registration fee. 10
- 06
Title deed and handover
Receive the title deed (Mulkiya) and the keys — on completion for off-plan.
- 07
Reality check
What experienced investors look at before they commit.
Taxes are arriving
A 5% personal income tax starts on 1 January 2028 on income above OMR 42,000 a year. 12
Model returns after tax if your total income is high.
VAT on new homes
A first sale from a developer may carry 5% VAT. 11
Ask whether the price includes VAT.
Resale takes time
The pool of buyers for a particular home can be small, so selling may take months.
Plan to hold for the medium to long term.
Off-plan risk
Handover dates can move and specifications can change.
Check the developer's delivered projects and the delay clause.
Yields are gross
Observed yields of 5.0–6.6% are before costs. 4
Use the calculator above with real rent quotes.
Rules change
Residency and ownership rules were updated in 2025 and 2026. 8,9
Confirm current terms in writing before you pay.
Frequently asked questions
Is property a good investment in Oman in 2026?
Official figures show prices rising: NCSI's overall index was up 22.7% in Q2 2026 year on year. Observed gross yields in Muscat are about 5.0–6.6%. Results depend on the area, the project and your costs.
Can foreigners buy property in Oman?
Yes — foreigners can buy freehold property in Integrated Tourism Complexes (ITCs) such as Al Mouj, Muscat Bay, Muscat Hills, Yiti and Jebel Sifah.
How much do I need to invest for residency in Oman?
Golden Residency (10 years, renewable) requires a qualifying property of at least OMR 200,000 in a government-approved project. Owners of property in ITCs, and buyers in Sultan Haitham City or Suruh projects who have paid at least 30% of the price, can get a 2-year renewable residence. Family residency is possible for properties above OMR 50,000. Homelist has 40 homes at OMR 200,000 or more.
What are the costs of buying property in Oman?
The buyer pays a registration fee of about 3% of the price plus small service and document fees. A first sale from a developer may carry 5% VAT.
What rental yield can I expect?
Listing-based data shows gross yields of about 5.0% for two-bedroom apartments in Al Mouj and 6.1–6.6% in Muscat Hills, before service charges, vacancy and management.
Is there income tax on rental income in Oman?
A 5% personal income tax starts on 1 January 2028 for income above OMR 42,000 a year, and rental income is within its scope. Check how it applies to you with a tax adviser.
What is the cheapest way to start investing?
The lowest live price on Homelist is OMR 41,800. Studios and one-bedroom apartments in ITCs are the usual entry point.
Market data as of 2026-10-27. Listing figures are calculated from Homelist data when the page is built.
Build your Oman investment plan
Tell us your budget and goal. We'll shortlist homes, compare yields and payment plans, and confirm the residency route in writing.
Sources
- Times of Oman (19 Sep 2026), citing NCSI Q2 2026 real-estate price index
- Savills, Oman Property Market Report — Q2 2026 (27 Jul 2026)
- NCSI, Real Estate Transactions Value by the End of May 2026 (16 Jul 2026)
- Oman Property Index, October 2026 — price and rental-yield data by area
- Gov.om / MOHUP, Own Real Estate in Tourist Complexes (updated 2 Jul 2026)
- Gov.om / Royal Oman Police, Get Residence Visa for Property Owner
- Sultanate of Oman, Golden Residency Programme
- Khaleej Times — Oman Golden Visa: fees, tiers and duration explained (Aug 2025)
- AGBI — Oman extends golden visa to cover land bought by investors (Jun 2026)
- Global Property Guide — Oman buying costs
- Oman Tax Authority, VAT Taxpayer Guide for Real Estate
- KPMG — Oman publishes the Personal Income Tax Law (Jul 2025)
- Homelist Oman — live listings