Oman Eases Residency Rules for Foreign Property Owners

Times of Oman

Oman has amended its foreign residency rules, expanding opportunities for overseas property buyers and investors to obtain visas and residence permits. The new provisions allow documents to be issued without a local sponsor in certain cases and extend benefits to property owners’ family members, according to the Times of Oman.

Visas for Property Buyers in Oman

The amendments were introduced to certain provisions of the Executive Regulations of the Foreigners Residence Law. The decision was signed by Oman’s Inspector General of Police and Customs, Lt. Gen. Hassan bin Mohsin Al Shuraiqi. The document was published in Official Gazette No. 1653 on June 21, 2026, and took effect the following day.

One of the key changes concerns foreigners purchasing land designated for construction or real estate whose registration has not yet been completed. They can now obtain visas without a local sponsor, provided they have a certificate issued by the competent authority.

The same option is available to the buyer’s spouse and first-degree relatives, as well as to the legal representative of a corporate entity that owns the property.

Visas in this category are issued for periods ranging from six months to one year and may be renewed for a similar term. Holders may stay in Oman for up to three months per visit.

Owner Visa Without a Sponsor

The amendments also affect the Owner Visa for property owners. Foreigners who own real estate in Oman will be able to obtain this visa directly from the competent government authority without a local sponsor.

The same right is granted to legal representatives of companies that own property in the Sultanate. Once the visa has been issued, its holder must enter the country within three months.

The list of those eligible to sponsor foreign residents has also been expanded. In addition to Omani citizens, it now includes nationals of Gulf Cooperation Council countries, foreign investors licensed to invest in Oman, foreign property owners and foreign employees working for government entities.

How Residence Permit Rules Have Changed

Residence permits may now be granted not only to owners of already registered properties but also to buyers whose property registration is still in progress. In the latter case, confirmation from the relevant government authority will be required. The same rules apply to legal representatives of companies that own real estate.

The amendments also provide exemptions from certain age requirements for family residence permits issued to dependants of investors and property owners. The specific conditions will be determined by the Director General of the competent authority.

At the same time, residency status remains tied to property ownership. If a property is transferred to another person through a sale or another legal transaction, the owner’s residence permit will automatically terminate. Residence permits issued to accompanying spouses and eligible relatives will also be cancelled. The same rule applies to legal representatives of companies that own property.

Oman Expands Opportunities for Foreign Investors

Oman remains dependent on the oil and gas sector, although the authorities are developing other areas of the economy. According to the International Monetary Fund, Oman’s GDP grew by 1.6% in 2024 and by 2.4% in 2025. For 2026, the IMF forecasts growth of 3.7%, driven mainly by higher oil production. Growth in the non-oil sector is estimated at 2.5%.

Foreign nationals account for a significant share of Oman’s population. By the end of June 2026, the country had 5.4 million residents, including 2.33 million foreign nationals, or 43.25% of the total.

Oman also operates a long-term residency programme for investors, offering permits for five or 10 years. In 2025, the Ministry of Commerce, Industry and Investment Promotion reported that the minimum investment required to qualify for the Golden Residency Program was OMR 200,000.

At the same time, Oman’s property market remains partially restricted for foreign buyers. They may purchase properties, in particular, in licensed Integrated Tourism Complexes (ITCs). The easing of visa and residency procedures therefore does not remove the existing restrictions on foreign property ownership.

Outlook for the Market and Investors

International Investment analysts note that Oman continues to ease conditions for foreign capital and link residency opportunities with real estate investment. The ability to obtain a visa or residence permit before a property’s registration is completed reduces administrative barriers and could support demand from overseas buyers.

Long-term residency programmes and the high proportion of foreign nationals in the population are additional advantages. If procedures are simplified further, interest in properties that provide a pathway to residency could increase.

However, restrictions remain: foreigners cannot purchase property in all areas, while residence permits are directly linked to ownership. Selling a property results in the termination of the owner’s residency status and the related permits of family members. Another risk is Oman’s continued dependence on the oil and gas sector, meaning that the sustainability of demand will largely depend on the pace of economic diversification and future policies toward foreign investors.