Oman Residency 2025 — Complete Guide by LaneTwelve Properties London. September 2025 Ministerial Decision: non-Omani buyers in Sultan Haitham City and Sorouh projects get renewable 2-year residency with just 30% property payment. Property under OMR 50,000 (~USD 130,000): buyer only. Over OMR 50,000 (~USD 130,000): buyer plus first-degree family. Standard 2-year residency from OMR 26,000 (~USD 67,600) (~USD 64,000). 5-year Golden Residency: OMR 250,000 (~USD 650,000). 10-year Premium Residency: OMR 200,000 (~USD 520,000) (revised August 2025). Zero income tax, zero capital gains, zero inheritance tax. 3% property transfer fee. Visa renewal OMR 50. All nationalities eligible. No citizenship pathway. Processing 15-20 days. LaneTwelve Properties, 128 City Road, EC1V 2NX, London.
Oman Residency
From Just 30% Down
The Sultanate of Oman now grants renewable residency to property buyers with only 30% paid. Zero income tax. Full family inclusion. One of the Gulf’s most accessible investor programmes.
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0%Income Tax
30%Min. Payment
OMR 26,000Entry Price (~USD 67,600)
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🔔 Sept 2025: Get Oman residency with just 30% property payment in Sultan Haitham City only · Aug 2025: 10-Year Premium Visa threshold now reduced to OMR 200,000 (~USD 520,000)
The Rule That Changed Everything
A landmark Ministerial Decision by the Ministry of Housing & Urban Planning now allows non-Omani property buyers to unlock residency with just 30% payment — even during construction.
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Before September 2025: Full property payment was required before residency could be granted. Now: Pay just 30% of the property value in Sultan Haitham City projects and receive your renewable 2-year residency immediately.
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Other Off-Plan Projects: Outside Sultan Haitham City, investors receive a 1-year multiple-entry visa during the construction phase, converting to residency on completion.
🏗 Sultan Haitham City
Pay 30% of the property value → receive a renewable 2-year residency visa immediately, even while under construction.
👤 Property Value ≤ OMR 50,000 (~USD 130,000)
Residency is granted to the buyer only — family members are not included at this tier.
👨👩👧👦 Property Value > OMR 50,000 (~USD 130,000)
Residency is granted to the buyer and first-degree relatives, including children of any age residing with the buyer.
📄 Required: Ownership Request via Developer
The developer submits to the Ministry → Ministry refers to relevant authorities → Official email notification issued within 15–20 days.
👑 August 2025 Bonus Update
The 10-year Premium Investor Residency threshold was reduced from OMR 500,000 (~USD 1.3M) to OMR 200,000 (~USD 520,000) — making long-term residency significantly more accessible.
Choose Your Residency Path
Every programme, every budget — with full pros, cons and starting prices. Select the route that works for you.
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Standard Property Residency
2-Year Renewable · Most Popular
Starting From
OMR 26,000 (~USD 67,600)
- ✓ Renewable indefinitely while property owned
- ✓ All nationalities eligible
- ✓ No employer sponsor needed
- ✓ Family included if property > OMR 50,000 (~USD 130,000)
- ✓ Omani driving licence & bank accounts
- ✓ Sponsor domestic workers
- ✗ Physical presence needed for renewal
- ✗ Residency lost if property sold
✅ Pros
- Lowest entry price
- 15–20 day processing
- No minimum stay
- Effectively lifetime
❌ Cons
- Biennial renewal trip
- No citizenship path
- Sell = lose visa
💡 Sept 2025: Get this visa with just 30% payment in Sultan Haitham City
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Premium
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10-Year Premium Residency
Revised August 2025 · Top-Tier IRP
Minimum Investment (Aug 2025 Rate)
OMR 200,000 (~USD 520,000)
- ✓ 10-year renewable residency permit
- ✓ Full family, no age restrictions for children
- ✓ Full work & business rights in Oman
- ✓ Resident card renewed every 3 years electronically
- ✓ Maximum GCC travel flexibility
- ✓ Strongest global visa profile boost
- ✓ Multiple property portfolio allowed
- ✗ Still not a citizenship pathway
✅ Pros
- Longest duration
- Near-lifetime security
- Max business freedom
- Lowest admin
❌ Cons
- Large capital needed
- Property market risk
- No passport path
Retirement Residency
Long-Term · Age 60+
Minimum Monthly Income
OMR 4,000 (~USD 10,400)
≈ USD 10,400 / month
- ✓ Must be aged 60 or above
- ✓ Demonstrate ≥ OMR 4,000 (~USD 10,400)/month income
- ✓ Must have worked in Oman ≥ 2 years
- ✓ Long-term residency granted
- ✓ Access to quality healthcare
- ✓ No property purchase required
- ✗ Prior Oman work history required
- ✗ High income threshold
✅ Pros
- No property needed
- Tax-free pension
- Excellent lifestyle
❌ Cons
- Age 60+ only
- Prior Oman work req.
- High income needed
All Programmes Compared
Choose the right programme at a glance.
| Feature | 2-Year Standard | 10-Year Premium | Retirement |
|---|---|---|---|
| Min. Investment | OMR 26,000 (~USD 67,600) | OMR 200,000 (~USD 520,000)* | Income-based |
| Visa Duration | 2 Years | 10 Years | Long-term |
| Sept 2025 30% Rule | ✓ SHC | Full payment | N/A |
| Family Included | Full family | Full family | Case by case |
| Work Rights | Limited | Full | Retired only |
| GCC Travel | Simplified | 30+30 days | 30+30 days |
| Sponsor Workers | ✓ | ✓ | ✓ |
| Path to Citizenship | ✗ No | ✗ No | ✗ No |
| Renewal Fee | OMR 50 (~USD 130)/visa | OMR 50 (~USD 130)/visa | TBC |
| Processing Time | 15–20 days | 10–30 days | Varies |
*OMR 200,000 (~USD 520,000) threshold introduced August 2025 (previously OMR 500,000 (~USD 1.3M)). Verify with official Omani government sources as regulations change without notice.
Why Oman is a Tax Investor’s Dream
Zero taxes on capital gains, inheritance, and personal income. One of the most competitive fiscal environments in the world.
0%Capital Gains Tax
0%Inheritance Tax
0%Personal Income Tax
0%VAT in Duqm SEZ
5%VAT in Muscat
3%Title Deed Transfer
3%Rental Income Tax
OMR 50Visa Renewal Fee
(per visa, Feb 2025)
No annual property taxes. No wealth tax. Community service charges are approximately OMR 4–10/m² annually. Budget approximately 10% above purchase price for all transaction costs.
Where Foreigners Can Buy
Foreign nationals may only purchase in government-approved Integrated Tourism Complexes (ITCs) and Special Economic Zones (SEZs). Here are the key locations:
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Sultan Haitham City
Oman’s flagship futuristic city development. Priority zone for the Sept 2025 30% residency rule.
Sept 2025 30% Rule
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Al Mouj Muscat
Premier waterfront address with golf, marina and world-class retail. Strong rental yields.
ITC · Muscat
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Jebel Sifah
Dramatic clifftop resort community overlooking the Arabian Sea. Boutique marina focus.
ITC · Muscat
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Hawana Salalah
Salalah’s premier beachfront resort, famous for the Khareef monsoon season lifestyle.
ITC · Salalah
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AIDA Oman
Eco-conscious clifftop resort in Yiti, Muscat. Panoramic ocean views and nature focus.
ITC · Muscat
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Muscat Bay
Luxury beachfront living in a protected natural bay, adjacent to the Royal Opera House precinct.
ITC · Muscat
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Muscat Hills
Golf-fronted residential community with panoramic mountain views. Popular with British buyers.
ITC · Muscat
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Duqm Freezone (SEZAD)
Special Economic Zone with 0% VAT and significant tax exemptions. Entry from OMR 26,000 (~USD 67,600).
SEZ · 0% VAT · OMR 26,000 (~USD 67,600)
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The Sustainable City
Oman’s flagship net-zero green development — solar-powered and designed for future living.
ITC · Green Living
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Mandarin Oriental
Ultra-luxury branded residences in Muscat — the highest-tier lifestyle address in Oman.
ITC · Ultra-Luxury
How to Apply for Oman Residency
No employer sponsor needed. No local partner required. The process is straightforward from London.
1
Select Your Property
Choose a qualifying property in an approved ITC or SEZ. LaneTwelve will match you to the best options for your budget.
2
Due Diligence
Consult seasoned real estate advisor who reviews the Sale & Purchase Agreement, and highlight all the risks.
3
Reservation & Deposit
Pay your reservation deposit, then proceed to exchange. For off-plan, escrow accounts are mandatory under Omani law.
4
Pay 30% (SHC/Sorouh)
Under the Sept 2025 ruling, once 30% is paid the developer submits your ownership request to the Ministry of Housing.
5
Ministry Review
The Ministry studies the request and refers to relevant authorities. Official email notification of outcome within days.
6
Residency Visa Issued
The Royal Oman Police issues your residence visa within 15–20 days. Family visas applied simultaneously.
📋 Required Documents
✓ Valid Passport (6+ months)
✓ Title Deed / Proof of Investment
✓ Medical Examination Certificate
✓ Sketch Drawing of Property Unit
✓ Completed Application Form
✓ Marriage/Birth Cert (if family)
All documents may require attestation or legalisation. Verify requirements with official Omani authorities before submission.
All Your Questions Answered
Comprehensive FAQ updated for 2025–2026. The most complete resource on Oman property residency.
The September 2025 Ministerial Decision by the Ministry of Housing & Urban Planning allows non-Omani buyers in Sultan Haitham City to obtain a renewable 2-year residency visa upon paying just 30% of the property value — even while the property is under construction. Previously, full payment was required before residency could be granted.
There are currently two pathways for obtaining family residency through real estate investment in Oman:
Sultan Haitham City
If you invest OMR 50,000 (~USD 130,000) or more in Sultan Haitham City, you can obtain full family residency without waiting for project completion. This residency can usually extend to first-degree relatives, including your spouse and dependent children.
Outside Sultan Haitham City
For projects outside Sultan Haitham City, family residency is generally granted only after the property is completed and handed over, regardless of the investment amount.
Please also note that adult brothers and married sisters do not qualify as joint owners for residency purposes.
Effectively yes — as long as you maintain property ownership. The 2-year visa is renewable indefinitely, and residency is lifelong provided the property remains registered in your name. The renewal fee is only OMR 50 (~USD 130) per visa. However, selling your property terminates your residency. Oman does not offer true permanent residency or citizenship through investment.
Oman’s programme typically has a lower minimum investment threshold than the UAE, Qatar, or Saudi Arabia — making it more accessible for investors and people who would like to migrate. The cost of living in Oman is significantly lower than Dubai. However, freehold property zones in Oman are more limited than the UAE. Oman offers a more relaxed, authentic Arab lifestyle compared to the UAE’s cosmopolitan pace. Both programmes include family and offer similar family inclusion benefits.
No formal minimum stay is required — your residency is valid as long as you maintain your qualifying property investment. However, you must be physically present in Oman to complete the biennial renewal process before your residency expires. You also cannot let your residency lapse and must renew before it expires.
Yes. You can invest in multiple freehold properties and the total investment value is aggregated. There is no limit on how many properties you can own in designated ITC zones. This allows investors to reach the OMR 200,000 (~USD 520,000) threshold for the 10-year Premium Residency through multiple smaller purchases across different ITC developments.
Selling your qualifying property will result in the loss of your residency status, along with the residency of any family members sponsored under your visa. If you wish to sell and maintain residency, you must purchase another qualifying property before or simultaneously with the sale. It is critical to understand these implications before making any changes to your investment.
Oman does not currently offer a citizenship-by-investment programme. The residency obtained through real estate investment is a renewable residency status only and does not automatically lead to an Omani passport.
However, Oman does provide a pathway to citizenship after long-term residence, subject to strict terms and conditions. In general, expatriates may become eligible to apply for Omani citizenship after residing in Oman for around 15–20 years, depending on their circumstances, language proficiency, legal compliance, and government approval.
Omani nationality laws remain stringent, and dual citizenship is generally not permitted unless approved by the Sultanate.
Yes — Oman residency allows you to visit any GCC country (UAE, Saudi Arabia, Qatar, Kuwait, Bahrain) for up to 30 days, extendable by 30 more. Applications must be submitted online at least 24 hours before travel — visas are not issued at airports or road borders. You may engage in business development but are not permitted to work in those countries. Your family members can also travel with you.
Oman is exceptionally tax-friendly: zero capital gains tax, zero inheritance tax, zero personal income tax. There is a one-time 3% property transfer fee at purchase, and rental income is taxed at 3%. VAT is 0% in Duqm SEZ and 5% in Muscat. There are no annual property taxes. Community service charges are approximately OMR 4–10 per m² annually depending on the development.
There are currently two different pathways for obtaining residency through real estate investment in Oman, and the processing timelines are different for each:
Sultan Haitham City Residency
The law for granting residency on off-plan properties in Sultan Haitham City was introduced in the last quarter of 2025. Since this is the first time this type of residency is being processed, applications are currently taking longer than the normal timeframe due to initial system and procedural adjustments.
At present, applicants should expect approximately 3–4 months for the residency process to be completed. However, timelines may improve in the future once the initial operational and testing issues are resolved.
Ready Property Residency (Outside Sultan Haitham City)
For completed properties where the buyer already holds a title deed, the residency process is generally much faster. In most cases, the application is completed within 20+ working days, subject to document verification and approvals from the relevant authorities.
Applicants should always confirm the latest timelines and requirements with their developer, service provider, or legal advisor.
No — there is no set limit. Foreign investors can own an unlimited number of freehold properties in designated ITC or SEZ zones, as long as each meets investment criteria. Multiple properties can be aggregated to reach higher residency tiers — for example, three OMR 70,000 (~USD 182,000) apartments combined qualify for the 10-year IRP at OMR 200,000 (~USD 520,000).
No. There is no pathway to permanent residency or citizenship through investment. All programmes — 2-year, 5-year and 10-year — are renewable temporary permits. Omani nationality laws are strict and naturalisation through investment is not available under any currently active programme.
Off-plan carries genuine risks: construction delays, specification changes, and developer difficulties. Oman’s escrow law requires developers to hold buyer funds in regulated accounts — meaningful protection but not a guarantee. Before signing: verify the developer’s delivery history, project legal standing, all payment milestones and handover inclusions. Always engage an independent Omani-qualified solicitor. The Sept 2025 30%-triggers-residency rule applies to Sultan Haitham City projects only.
Yes. Real estate brokerage, some retail categories and parts of the construction industry are reserved for Omani nationals. However, the 2019 Foreign Capital Investment Law introduced 100% foreign ownership without a local sponsor for specific high-value sectors. Always verify your intended business activity against the current restricted list with a qualified Omani legal advisor before committing.
Benefits & Risks — An Honest Assessment
We believe in giving investors a complete picture. Oman’s residency programme has genuine strengths — but also real limitations you must understand before committing capital.
✅ Key Benefits
- ●Zero personal income tax. No capital gains tax, no inheritance tax, no wealth tax. Rental income taxed at a flat 3% — one of the lowest burdens globally.
- ●Low entry point vs Gulf peers. Residency from OMR 26,000 (~USD 67,600) — far below UAE, Qatar or Saudi Arabia thresholds. More accessible for most investors.
- ●Effectively lifetime residency. Renewable indefinitely while property is owned. No expiry as long as the asset stays in your name.
- ●Full family inclusion. Spouse, children of any age, and parents all covered under one investment.
- ●Sept 2025: 30% deposit triggers residency. Unique among Gulf programmes — you receive your visa before full payment, even during construction.
- ●Strong rental yields. 5–8% gross yields in prime Muscat ITCs such as Al Mouj, backed by a growing expat population (now ~44% of Oman’s residents).
- ●GCC travel access. Visit UAE, Saudi Arabia, Qatar, Kuwait and Bahrain for up to 30+30 days. Business development activities permitted.
- ●Improved global visa profile. Omani residency demonstrably improves prospects for US, UK and Schengen visitor visas.
- ●Political stability & safety. Oman consistently ranks among the most peaceful nations in the Arab world with very low crime rates.
- ●Vision 2040 government backing. Residential market projected to grow from USD 4.78B (2025) to USD 7.42B (2030) — a 9.19% CAGR underpinned by state policy.
- ●Sponsor domestic workers. As a resident, you may sponsor employees and domestic workers under Omani law.
- ●Open local bank accounts. Both OMR and foreign currency accounts permitted, facilitating investment management from abroad.
⚠️ Real Risks to Consider
- ●Residency is tied to the asset. If you sell, refinance problematically, or lose the property for any reason, your residency — and your family’s — terminates immediately.
- ●Lower liquidity than Dubai. Selling ITC property typically takes 2–6 months depending on location. This is a long-term hold, not a flip market.
- ●Oil-dependent economy. Over 32% of GDP tied to hydrocarbon revenues (2024). Economic slowdowns during oil price downturns can affect property demand and values.
- ●No citizenship pathway. This programme grants renewable residency only. Omani nationality laws are strict and naturalisation is not available through investment.
- ●Physical renewal required. You must be physically present in Oman every 2 years to renew. Long-term absentee investors need to plan travel for renewal cycles.
- ●Freehold zones are limited. Foreign ownership is restricted to designated ITCs only. You cannot buy freely across Oman — geographic choices are constrained.
- ●Off-plan developer risk. Construction delays, developer insolvency and specification changes are real risks in emerging markets. Escrow requirements help but do not eliminate risk.
- ●3% transfer fee for foreigners. Foreign buyers pay 3% vs 1% for Omanis (since Jan 2025). This adds a measurable cost differential on entry.
- ●Bureaucratic pace. Government approvals, title registrations and permit processes can move slowly. Engage experienced local legal advisors to avoid delays.
- ●ITC zone quality varies significantly. Not all ITCs perform equally. Muscat Hills has seen price declines; Al Mouj remains the most liquid. Location selection is critical.
- ●Rent control limits upside. Landlords cannot raise rents more than 7% every three years, capping income growth potential in established tenancies.
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Regulatory updates and evolving policies.
Oman is currently undergoing a major economic and regulatory transformation under the leadership of Sultan Haitham Bin Tariq, with a strong focus on attracting foreign investment, improving transparency, and supporting long-term growth under Vision 2040.As part of this transformation, several investor-friendly initiatives and residency reforms have been introduced in recent years, including updates to residency rules, investment thresholds, and property ownership frameworks.
Because Oman is actively modernising its economy, investors should expect further policy refinements and regulatory updates in the future as the country continues to enhance its competitiveness and attract global talent and capital.
Our Honest Verdict: Oman’s residency programme offers a genuinely compelling combination of tax efficiency, family inclusion, and low entry cost — but it is best suited to long-term investors who are comfortable holding an illiquid asset in an oil-sensitive economy. It is not appropriate for those seeking a quick-flip investment, citizenship, or guaranteed capital appreciation. Always conduct independent legal and financial due diligence before committing.
Want a personalised risk assessment? Our advisors will map your specific situation — nationality, budget, timeline — against the programme requirements honestly.
Everything You Need to Know
This is the most comprehensive English-language resource on Oman property residency — covering every aspect of the official programme, including items most guides omit.
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No limit on properties owned
You may own an unlimited number of freehold properties in designated ITC zones — each meeting investment criteria.
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Criminal record requirements
A clean criminal record check from both your home country and Oman is required for the residency application. Documents may require attestation.
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Combine RE + business investment
Subject to current government policy, investors may be able to combine real estate and business investments to meet residency thresholds. Consult a legal advisor.
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No permanent residency pathway
There is currently no direct route from the 2-year renewable permit to permanent residency. Long-term options (IRP 5yr/10yr) are available but still remain temporary.
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Duqm SEZ incentives
Investors in the Duqm Special Economic Zone benefit from 0% VAT, tax exemptions and reduced fees. The minimum investment here is OMR 26,000 (~USD 67,600).
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Register a business as foreigner
Business registration is managed by the relevant Omani authority. The 2019 Foreign Capital Investment Law allows 100% foreign ownership in specific high-value sectors without a local sponsor.
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Industry restrictions for foreigners
Certain sectors — including real estate brokerage, retail and construction — are reserved for Omani nationals. Verify your business sector before proceeding.
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Local sponsor no longer always required
For specific qualifying business activities, foreign investors can operate without an Omani sponsor under the updated Foreign Capital Investment Law.
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Mortgage financing available
Oman banks offer 60–70% LTV mortgages at 4–5.5% to resident investors. Bank Muscat, NBO and Bank Dhofar are the most foreigner-friendly lenders.
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Rental yields 5–8%
Prime ITC properties yield 5–8% gross annually. Al Mouj 2-bed apartments average OMR 675/month (~USD 1,755) at ~5.4% yield on a OMR 150K purchase.
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Rent control: max 7% per 3 years
Oman’s Ministry of Housing caps rent increases at 7% every three years, providing predictability for tenants but limiting landlord upside.
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Royal Oman Police issues visa
The residence visa is issued by the Royal Oman Police, with processing assistance provided by relevant Ministries or SEZAD depending on property location.
Still have a question not answered here? Our advisors cover every edge case — nationality-specific rules, mortgage eligibility, business registration, tax planning.
What Our Investors Say
★★★★★
“LaneTwelve guided us through the entire Sultan Haitham City purchase from London. The process was surprisingly smooth.”
AKAhmed K.Pakistani investor · London → Muscat
★★★★★
“We compared UAE and Oman thoroughly. Oman was 40% cheaper for equivalent lifestyle. The zero tax environment and quality of life at Al Mouj exceeded all expectations. Highly recommended.”
SRSarah R.British investor · Surrey → Al Mouj Muscat
★★★★★
“The 10-year investor visa was the right choice for our business. LaneTwelve navigated the IRP application, property selection and legal process in under 2 months. Exceptional service from start to finish.”
MFMohammed F.UAE entrepreneur · 10-Year IRP holder
📄 Download the Complete Oman Residency Guide (PDF)
The most comprehensive investor briefing on Oman residency — all programmes, fees, risks and process in one document. Free, no email required.
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Secure Your Oman Residency
Our Oman property specialists have helped number of families and investors secure freehold ownership and residency across the Sultanate’s best ITC developments.
- ✓ Free 30-minute strategy call with an Oman property specialist
- ✓ Personalised residency pathway matched to your budget
- ✓ Off-market ITC properties not available publicly
- ✓ Introduction to Oman-qualified solicitors
- ✓ End-to-end application support through to visa issuance
- ✓ UK-based, fully professional & FCA-aware consultants
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