Oman real estate and the 10-year golden visa route

A home on Oman's coast can give your family a renewable residence permit through ownership, and a 10-year residence once a completed, titled unit of OMR 200,000 or more is yours.

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Minimum property

OMR 200,000

10-year route; owner residence has none

Holding period

None fixed

Residence while owned

Outcome

Residence permit

For the whole family

Processing

3 to 6 weeks

In practice for the 10-year route

Last updated 17 October 2026, checked against Omani lawFees from the official scheduleData available to AI assistants via our MCP

Answer and evidence

Can buying property in Oman give you residence or a golden visa?

Yes, in two ways. Owning a residential unit, registered or still being registered, lets a foreign owner apply for a sponsor-free owner residence permit for the family, with no minimum price; it is renewable while you own the unit and granted at the authority's discretion.

Completed, title-deeded units in an Integrated Tourism Complex worth OMR 200,000 or more also open the 10-year Investor residence, widely known as the Oman golden visa, a threshold announced by the Ministry in September 2025 that we confirm with the authority before you apply. Both routes give a residence permit, not a passport.

01Sponsor-free owner residence for a foreigner who owns a residential unit, registered or not yet registered; no minimum priceROP Decision 87/2026OFFICIAL17 October 2026
0210-year Investor residence from OMR 200,000 in completed, titled tourism-complex unitsMinistry of Commerce, Industry and Investment PromotionOFFICIAL17 October 2026
03An earlier decision still lists higher thresholds; the applicable figure is confirmed before you applyMinisterial Decision 58/2022OFFICIAL17 October 2026
04Investor visa OMR 500, OMR 100 per dependant, renewal OMR 500 every 3 yearsROP Decision 234/2021OFFICIAL17 October 2026
05Owner residence OMR 50 and joining-owner residence OMR 50 per personROP Decision 137/2014OFFICIAL17 October 2026
06Registration fee of 3% of the property value on a saleMHUP Decision 570/2025OFFICIAL17 October 2026

What the 10-year residence costs your family

How much does the Oman golden visa cost in government fees?

The Oman golden visa costs OMR 500 in government visa fees for the main investor, plus OMR 100 per dependant and OMR 500 every 3 years, on top of qualifying property of OMR 200,000 or more. The owner residence costs OMR 50 per person. Registration at 3% of the property value is separate.

The owner residence needs no minimum price: any unit you own qualifies, for OMR 50 per person. The table shows the 10-year route, from OMR 200,000.

Indicative total
Qualifying unit, minimum	OMR 200,000
10-year investor visa fees	OMR 500
Indicative total	OMR 200,500

Government fees under ROP Decision 234/2021, as of 17 October 2026, for the main investor and up to three family members. Excludes the 3% registration fee, medical and legal costs, which your specialist confirms for your case.

Compare

Which residence route applies

Oman offers two property routes to residence, and you do not always have to choose between them. The owner residence starts on purchase with no minimum price, while the 10-year Investor residence depends on price, completion and title. A buyer of an off-plan tourism-complex unit at the threshold can start with the first and apply for the second on completion.

Oman residence through property, as of 17 October 2026
Route	Minimum	Conditions
Owner residence	No minimum	Any residential unit a foreigner owns, registered or not yet registered, on a certificate from the competent authority; renewable while owned, granted at the authority's discretion
10-year Investor residence	OMR 200,000	Completed, title-deeded units in an Integrated Tourism Complex, one or several, with a total value at or above the minimum

Royal Decree 12/2006, Ministerial Decision 191/2007 and ROP Decision 87/2026 (owner residence); Ministry announcement of 13 September 2025 (10-year route). The 10-year threshold is confirmed with the authority before you apply.

19 properties · Homes in Oman, each with its residence routes

AIDA, Muscat, Oman

5 bed432 to 510 m²Villa

Private cliffside villas above the Gulf of Oman, Oman

Residence routeOwner residence

From OMR 1,600,000Oman

Cliffside private villas

Oman

4 to 5 bed315 to 386 m²Villa

Muscat's coast and Salalah

Which areas of Oman are best for buying property with residence?

Muscat's coast is the main area for buying property with residence in Oman, because most tourism-complex homes we list sit there, in AIDA, Yiti, Muscat Bay and Jebel Sifah. Salalah in the south adds one development. No official ranking of areas exists, so your choice rests on route, budget and lifestyle.

Compare any complex on three facts before you choose: its title status, its completion date and whether it is named as an Integrated Tourism Complex. Together they decide which residence route the unit gives you, and when. Shatti Al Qurum adds a city-centre address in Muscat for buyers who prefer to live in the city.

AIDA, Muscat
Yiti, Muscat
Jebel Sifah
Salalah
Shatti Al Qurum, Muscat
Muscat Bay

From first viewing to residence card

How do you buy property in Oman and apply for residence?

Buying property in Oman starts with a unit a foreigner can own, followed by legal checks, registration of the sale and an application for the owner residence. A qualifying completed unit can then support the 10-year application, which takes 3 to 6 weeks in our practice; the authorities publish no official processing time.

Choose a home
We shortlist homes that foreigners can own outright and that fit your budget and plans, and confirm each project's title, completion date and status with the developer.
Reserve and check
A sale agreement reserves the unit while lawyers review the developer, the foreign-ownership terms and the payment plan.
Register the purchase
The sale is registered with the Ministry of Housing and Urban Planning, with a registration fee of 3% of the property value.
Owner residence
The owner applies for a sponsor-free residence permit for the family, also for a unit not yet registered, on a certificate from the competent authority; it is renewed while you own the unit.
10-year residence
Once a unit of OMR 200,000 or more is completed and titled, you can apply for the 10-year Investor residence, with a medical test and security clearance; the visa fee is OMR 500 and OMR 500 every 3 years.

Oman, beyond the paperwork

What is life like in Oman for residents and their families?

Life in Oman centres on a calm, low-rise capital, a long coastline and an international airport about 25 minutes from the coastal complexes. Oman levies no personal income tax until 1 January 2028, when Royal Decree 56/2025 takes effect, so take tax advice if you plan to spend over 183 days a year there.

Muscat

A low-rise capital between the Hajar Mountains and the Gulf of Oman, with old forts, a corniche and a calm pace of life that suits families settling in for the long term.

The coast

The coastline south-east of Muscat has coves, cliffs and marinas, where the tourism complexes combine homes with hotels, golf and beaches, so daily life and leisure sit within one community.

Getting there

Muscat International Airport connects the capital to the Gulf, Europe and Asia, about 25 minutes from the coastal complexes, which makes part-year living practical.

Questions

What do buyers ask most often?

Oman real estate gives you residence, never a passport, because Oman has no citizenship by investment. The owner residence has no minimum price, and the 10-year route starts at OMR 200,000 in completed tourism-complex units. The questions below cover ownership rules, fees, off-plan units, family members, time abroad and what happens when you sell.

Can foreigners buy property in Oman?

Yes. Foreigners can own residential units in Integrated Tourism Complexes and other areas open to foreign ownership, and the sale is registered with the Ministry of Housing and Urban Planning. We confirm each project's foreign-ownership terms and title before you reserve.

Is there a minimum price for residence through property in Oman?

Not for the owner residence: any residential unit a foreigner owns qualifies, and the permit is renewable and granted at the authority's discretion. The 10-year Investor residence needs completed, title-deeded units in an Integrated Tourism Complex worth OMR 200,000 or more, the figure the Ministry announced in September 2025; an older decision still lists higher thresholds, so we confirm the applicable figure before you apply.

How much does the Oman golden visa cost through property?

You need qualifying property of OMR 200,000 or more, then pay a visa fee of OMR 500, OMR 100 per dependant and OMR 500 every 3 years. Registration of the purchase costs 3% of the property value, and medical and legal costs are extra. Property is one of several routes: company investment, bonds, listed shares, a fixed deposit and employment creation are covered on our programme page.

Can I buy off-plan in Oman and still get residence?

Yes, for the owner residence: since June 2026 it also covers a unit that is not yet registered, on a certificate from the competent authority. The 10-year route applies only once the unit is completed and has a title deed.

Who is included in an Oman residence permit?

The owner's spouse and first-degree relatives, children and parents, with no age limit for dependants of investors and owners. Government fees are OMR 50 per person for the owner residence, or OMR 500 for the 10-year investor visa and OMR 100 per dependant.

Do I have to live in Oman?

Not full time, but residence lapses after more than 6 consecutive months abroad, 8 non-consecutive months in a year or 18 months in 3 years without an acceptable reason. Family members are exempt while the main holder's residence continues.

What happens if I sell my property in Oman?

The owner residence and the family's permits end when ownership passes to someone else. If the owner dies, the residence passes to the heirs who inherit the unit.

What does buying property in Oman cost on top of the price?

A registration fee of 3% of the property value, paid on registration of the sale, plus legal costs. Mortgage registration is 0.5%.

Does Oman offer citizenship by investment or allow dual citizenship?

No. Oman does not offer citizenship by investment, and neither property route leads to a passport. Under the Omani Nationality Law (Royal Decree 17/2025), naturalisation generally requires 15 years of continuous legal residence, Arabic, a lawful income, good conduct and renunciation of other nationalities, and it is discretionary.

How do I start with Mirabello Consultancy?

Book a free consultation with Mirabello Consultancy through our contact page, in any of our 11 languages. A specialist reviews your budget, family and timing, then checks the complex, the route and the family file before you commit. You can also ask Mira, by Mirabello, our AI guide, in the same languages.

Official references

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