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Oman · Buying as a foreigner

Foreign Ownership of Property in Oman

Buying property in Oman as a foreigner is legal — in the right places, under the right title. Check your eligibility, compare the three legal routes, see where you can buy and how residency works.

  • Legal routes3
  • Usufruct termUp to 99 yrs
  • Live ITC homes117
  • Golden Residency10 yrs

Can I buy? — eligibility check

What do you want to buy?
Are you 23+ and resident in Oman for 2+ years?
Your budget

Your route

What you own
Residency

Three legal routes for foreign buyers

Foreigners cannot buy anywhere in Oman — ownership is limited to designated areas and approved schemes. 4 These are the three routes.

Most common

Integrated Tourism Complexes (ITC)

Licensed communities where Omanis and non-Omanis can own. 1

Who can buy
Any nationality — individuals and companies 1
Where
Licensed ITCs such as Al Mouj, Muscat Bay, Muscat Hills, Yiti, Jebel Sifah
What you own
Built units or plots, registered in your name 1
Minimum price
Set by the project
Key condition
Plots must be built within 4 years 1
Residency
Owner and first-degree relatives, renewable 1

City living

Usufruct apartments outside ITCs

Ministerial Decision 357/2020 opened approved Muscat buildings to resident expatriates. 2

Who can buy
Non-Omanis aged 23+, resident 2+ years 2
Where
Approved 4+ floor buildings in Muscat, e.g. Bausher, Al Amerat, Al Seeb 2
What you own
Usufruct up to 50 years, extendable to 99; can be sold and inherited 2
Minimum price
OMR 45,000 in Muscat 2
Key condition
Own use for 4 years; one unit per buyer 2
Residency
No visa when introduced 2

New city

Sultan Haitham City & Suruh projects

Residence through buying property in these projects.

Who can buy
Foreign buyers
Where
Sultan Haitham City and Suruh projects
What you own
Confirm the title type with the developer
Minimum price
No minimum announced
Key condition
At least 30% of the price paid
Residency
2 years, renewable

Fees: registration of about 3% for ITC purchases 5; under the usufruct scheme 5% buyer and 3% seller fees were set in 2020. 2

Where foreigners can buy

ITC communities with homes on Homelist today, plus Sultan Haitham City. Counts and prices are live. 7

Where foreigners cannot buy

  • Outside designated areas and approved schemes. 4
  • Near military sites, heritage and archaeological sites, and on agricultural land. 3
  • Named restricted areas include Buraimi, Dhahirah, Wusta, Liwa, Shinas, Masirah, Jabal Akhdar and Jabal Shams. 3
  • In Musandam ITCs, non-Omanis may hold only built units under usufruct of up to 99 years. 1

Residency for foreign owners

Property can lead to residency, but approval is a separate step from the purchase. 1

  1. ITC

    Residence via ITC property

    For owners of property in Integrated Tourism Complexes. No minimum price announced.

    Duration
    2 years, renewable
    Condition
    Own property in an ITC
  2. SHC · Suruh

    Sultan Haitham City & Suruh

    Residence through buying in Sultan Haitham City or Suruh projects. No minimum price announced.

    Duration
    2 years, renewable
    Condition
    At least 30% of the price paid
  3. OMR 200k

    Golden Residency — 10 years

    Minimum property purchase of OMR 200,000 in a project approved by the Government of Oman.

    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.

Rules every foreign owner should know

The fine print that decides what you can do after you buy.

  • 4 yrs

    Build deadline for plots

    An ITC plot must be built or put to use within 4 years of registration; an extension of up to 2 years can be requested. 1

  • 0

    No resale of undeveloped plots

    A plot cannot be sold before completion — it can only be mortgaged to finance construction. 1

  • 99

    Usufruct term in years

    Usufruct starts at up to 50 years and can be extended to 99; it can be sold and passes to heirs. 2

  • 4 yrs

    Own use before letting

    Usufruct apartments must be used by the buyer or first-degree family for 4 years before leasing or selling. 2

  • 1

    One unit per buyer

    The usufruct scheme allows one unit per buyer; foreigners may hold up to 40% of a building, max 20% per nationality. 2,3

  • 3%

    Registration fee

    Buyers pay a registration fee of about 3% of the price on ITC purchases. 5

Myths vs facts

Tap a myth to reveal the fact.

  • MythForeigners can buy anywhere in Oman.Reveal
    Fact

    Ownership is restricted to designated areas and approved schemes. 4

  • MythBuying a home gives automatic residency.Reveal
    Fact

    Residency is a separate application with its own conditions — the purchase only makes you eligible.

  • MythUsufruct can't be sold or inherited.Reveal
    Fact

    Usufruct rights can be sold and pass to legal heirs. 2

  • MythYou must live in Oman to buy.Reveal
    Fact

    Not in ITCs — the 2-year residence rule applies only to usufruct apartments outside ITCs. 1,2

  • MythYou can flip an ITC plot right away.Reveal
    Fact

    A plot cannot be sold before it is built, except mortgaged for construction. 1

  • MythGolden Residency needs OMR 500,000 or more.Reveal
    Fact

    A qualifying property from OMR 200,000 in an approved project can support a 10-year Golden Residency.

How to buy property in Oman as a foreigner

The typical sequence for an ITC purchase.

  1. 01

    Choose the route

    ITC, usufruct apartment or Sultan Haitham City — use the checker above.

  2. 02

    Shortlist and verify

    Confirm the project is a licensed ITC or approved scheme and the unit is eligible for foreign ownership. 1,4

  3. 03

    Reserve

    Sign the reservation form and pay the booking deposit set by the developer or seller.

  4. 04

    Sign the sale agreement

    Check the specification, payment plan, delay clause and service charges.

  5. 05

    Pay and register

    Pay the price or instalments and the registration fee of about 3%. 5

  6. 06

    Receive the title

    Get the title deed (Mulkiya) on completion; off-plan buyers receive it at handover.

  7. 07

    Apply for residency

    If eligible, apply for the residency route that matches your property.

Frequently asked questions

Can foreigners buy property in Oman?

Yes. Foreigners can own property in Integrated Tourism Complexes (ITCs) and, if resident, usufruct apartments in approved Muscat buildings. Ownership elsewhere remains restricted to designated areas.

Where can foreigners buy property in Oman?

In licensed ITCs such as Al Mouj, Muscat Bay, Muscat Hills, Yiti and Jebel Sifah, in approved multi-storey buildings in Muscat under usufruct, and in Sultan Haitham City and Suruh projects. Homelist currently lists 117 homes in ITC areas.

Is it freehold or leasehold for foreigners?

In ITCs, units and plots are registered in the buyer's name. Outside ITCs, foreigners get a usufruct right of up to 50 years, extendable to 99, which can be sold and inherited.

Do I need to live in Oman to buy?

No for ITC property. Yes for usufruct apartments outside ITCs: buyers must be 23 or older and resident in Oman for at least 2 years.

Does buying property give me residency in Oman?

It can. ITC owners can get a 2-year renewable residence; buyers in Sultan Haitham City and Suruh projects who have paid at least 30% can get a 2-year renewable residence; a qualifying property from OMR 200,000 can support a 10-year Golden Residency. Family residency is possible above OMR 50,000. Homelist has 40 homes from OMR 200,000.

What is the minimum price for foreigners?

There is no single minimum for ITC homes — it depends on the project; the lowest live price on Homelist is OMR 41,800. Usufruct apartments in Muscat start at OMR 45,000.

Can foreigners get a mortgage in Oman?

Some Omani banks offer limited mortgages to foreigners, subject to residency and income criteria. ITC plots can be mortgaged only to finance construction.

Can I sell my property later?

Completed units can be resold. Usufruct rights can be sold after the 4-year own-use period. An undeveloped ITC plot cannot be sold before construction is complete.

Reviewed November 2026. Live counts are calculated from Homelist data when the page is built. This page is general information, not legal advice.

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Sources

  1. Times of Oman — Legal framework governing foreign ownership in Oman's ITCs (25 Jul 2026): Royal Decree 12/2006 and Ministerial Decision 191/2007, as amended
  2. Trowers & Hamlins — Oman's relaxation of foreign ownership rules: Ministerial Decision 357/2020 (26 Oct 2020)
  3. Business Today — Foreigners can buy property in Oman, but here's the catch (16 Sep 2025)
  4. Gulf News — Oman clarifies foreign property ownership remains restricted to designated areas (Jun 2026)
  5. Global Property Guide — Oman buying costs
  6. Homelist Oman — Buying property in Oman as a foreigner
  7. Homelist Oman — live listings