Real Estate in Oman for Foreigners: Opening the Market and Owner Residency Without a Sponsor

Oman has expanded access to the real estate market for international buyers. Under the new Real Estate Registry Law, non-residents of Oman, foreign companies, and other legal entities can now register property ownership. At the same time, a new residence option for foreign property owners has been introduced — Owner Residency (Owners) without a sponsor.

Previously, foreign ownership was largely limited to select tourism projects. The new rules apply across the entire country; however, the final details will be clarified in implementing regulations.

The registry law took effect last month. Amendments to the residence regime were approved by the Royal Oman Police under Decision No. 87/2026, published in the Official Gazette on 21 June, and became effective the following day.

Important: the Owners residence category exists separately from the Investor Residency program and offers a more limited set of benefits — including because there is no minimum investment threshold.

Owner Residency is issued for a short term — from 6 months to 1 year — and can be renewed. It allows holders and their first-degree relatives to live in Oman as long as the property right remains in force.

By comparison, the “Gold” and “Silver” categories under Investor Residency are valid for 5 or 10 years and are tied to investment thresholds of OMR 500,000 (about $1.3 million) and OMR 250,000 (about $650,000). These statuses also come with additional rights that Owners does not: visa-free travel within GCC countries, the ability to sponsor domestic staff, and business-related advantages.

In short, the reform is straightforward: property ownership is now directly linked to the right to reside, while investing under Investor Residency thresholds provides longer-term and broader opportunities.

Foreign Ownership: Deals Involving Off-Plan and Construction-Stage Properties Included

The new regulation allows non-residents to register land plots and real estate properties in their own name. It also confirms that electronic records and digital contracts carry the same legal force as paper documents.

Before, foreign ownership in Oman was mainly implemented via the Integrated Tourism Complex (ITC) mechanism, which served as an exception to the general limitation. The Registry Law creates a clearer, more “transparent” model: the registered title is recorded in the registry, supported by electronic documentation, and can be arranged through a corporate structure.

The law also recognizes a preliminary registry that records transactions related to properties “under development” and development projects. That means Owners residency applies not only to owners of fully registered real estate, but also to buyers of unregistered plots and off-plan properties.

As a result, those purchasing land for development or housing that is still going through the registration process may be eligible to apply for Owners residency.

In addition, the law expands who can act as a sponsor for a foreign resident. Sponsors may now include: Omani citizens, citizens of GCC countries, licensed foreign investors, foreign real estate owners in the Sultanate, and also expats employed in government entities.

Why Oman Is Changing the Real Estate Rules

As Vito Magagnino, founder and CEO of Swiss consulting firm Mirabello Consultancy active across the GCC, notes, these changes are a logical continuation of a long-term diversification strategy — not an attempt to “catch up” with neighbors at any cost.

In his view, moving away from oil dependence requires bringing in capital from non-oil sources. “A well-regulated real estate market is one of the cleanest ways to do that,” the expert emphasizes.

In recent years, access to property and residency for foreigners has expanded in the UAE, Saudi Arabia, and Qatar. Magagnino adds that Oman “could not afford to remain an economy that stands still,” while warning that reforms should not be reduced to pure competitive logic.

For him, the key signal is not only the size of the “thresholds,” but digitalization and legal certainty: “The most telling reform is not the number in the headline. It’s the new digital real estate registry. International capital is not looking for the lowest threshold; it is looking for title guarantees and the rule of law. This is what Oman has delivered — and it looks like maturity, not desperation.”

Another advantage is Oman’s positioning: the Sultanate is not trying to be “like the UAE.” Among the strengths, the expert highlights political neutrality and stability, a lifestyle shaped by space and nature (rather than high-density urban development), fast visa processing times of roughly 3–6 weeks, and the absence of restrictions on the number of first-degree relatives.

It is also noted that, as in other GCC countries, there is no personal income tax in Oman. However, starting in 2028, a personal income tax is planned — Oman will become the first GCC state to begin taxing individual incomes.

Who Benefits from the Changes

The expert expects a positive but moderate market response. In his view, this should be seen as an objective of the reform, not a reason for disappointment.

First of all, foreign residents already living in Oman will benefit. “Tens of thousands of expats who have built their lives in the Sultanate will now be able to acquire housing as property and obtain residency without a sponsor for themselves and their families,” Magagnino says.

In effect, temporary residents become long-term market participants, supporting talent retention, strengthening social cohesion, and improving the real estate outlook.

The second wave, he predicts, will likely come from investors from GCC countries who want to expand their presence, as well as entrepreneurs and family offices that will find it easier to hold assets in Oman through legally clear international structures.

The timing of the reform coincides with a period of regional tension — and, as the expert believes, this may be part of Oman’s bet. The Sultanate maintains a reputation as a neutral and calm base even when conflicts flare up around it. “It’s exactly at moments like these that wealthy people look for stability,” he notes.

Legal clarity lowers the barrier that previously made cautious buyers hold back. Therefore, the outcome is expected to be steady growth with a quality focus, not a speculative surge. “Oman is building a market meant to last, not a bubble,” the expert concludes.

The full scope of the changes will become clearer after the implementing regulations to the Registry Law are published. “The opportunity is real; the value will be defined by the details,” he adds.

What Can Help Those Considering Investor Residency in Oman

IMI Pros can help you navigate the requirements and procedures related to investor residency in Oman.

Oman is opening new opportunities for foreign buyers: updated property rules and the “Owners” residence option without a sponsor may be a more flexible path compared to classic investment programs. If you’re considering an investment residency route or want to understand how “Owners” differs from Investor Residency (terms, benefits, and requirements), the team at Digital Nomad will guide you through the practical steps and document strategy tailored to your case.

Our Telegram channel about various types of Greek residence permits, digital nomad programs, and the Greek Golden Visa: @digitalnomadgr