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Real Estate Residency in Oman

Oman is an increasingly attractive destination for investors and residents seeking a stable, safe environment and a high quality of life.

As part of its efforts to diversify the economy and attract foreign investment, Oman has introduced the Oman Real Estate Residency Program, which allows foreigners to obtain long-term residency in exchange for investing in the real estate sector.

This program represents a unique opportunity for those seeking to settle in a country that combines tradition and modernity and provides a gateway to benefit from promising economic growth. Understanding the details of real estate residency in Oman is the first step toward achieving this goal.

This article aims to provide a comprehensive guide to real estate residency in Oman, covering all aspects, from definition and conditions, to benefits and costs, and the steps involved in obtaining it. It also answers the most frequently asked questions among those interested in this type of residency. Through this guide, we seek to clarify everything related to real estate residency in Oman to help you make an informed decision.

What is real estate residency?

Real estate residency, specifically the Omani real estate residency, is a type of long-term residency visa granted to foreign investors who purchase residential property within specific areas of Oman, known as Integrated Tourism Complexes (ITCs).

This residency is not tied to an Omani sponsor; rather, the property itself is the basis for obtaining and renewing it. Real estate residency in Oman is part of broader programs to attract investors, aimed at boosting the real estate market and injecting foreign capital into the national economy.

The validity period of real estate residency in Oman varies based on the property's value and other conditions determined by the competent authorities, and is usually renewable as long as the investor remains the owner of the property.

What are the types of residency in Oman?

In addition to real estate residency in Oman, Oman offers several types of residency to meet the different needs and circumstances of foreigners wishing to live, work, or invest there. The most prominent types of residency include:

Work residency: granted to foreigners working in the public and private sectors in Oman, and is linked to the employer (sponsor).
Investor residency: Granted to foreign investors who establish companies or invest certain amounts in various economic sectors (other than real estate), the residency has different categories (5 years, 10 years, or permanent residency in rare cases) depending on the size and type of investment. Real estate residency in Oman is a specialized subtype within investor residency.
Family joining residence permit: granted to family members of the resident (worker or investor) to reside with him.
Student Residence Permit: Granted to international students enrolled in recognized educational institutions in Oman.
ITC Real Estate Unit Owner Residency: This is the real estate residency in Oman that we will discuss in detail.
Retirement Residence (relatively new): aims to attract foreign retirees to reside in Oman under certain conditions.
Various types of visit visas: short-term for tourism, visiting relatives, or business purposes.

The new residency law in Oman: A comprehensive "new residency law" hasn't been issued recently that radically changes everything, but there are ongoing updates, amendments, and executive regulations issued by the Royal Oman Police, the Ministry of Labor, and other authorities to regulate the various types of residency and facilitate their procedures, especially with regard to attracting investment and talent.

The Investor Residency Program (including real estate residency in Oman) and the Retirement Residency Program are important developments in recent years aimed at diversifying residency options available to foreigners, away from total reliance on sponsor-linked work residency.

Fees and conditions are updated periodically, so always refer to official sources for the latest information on real estate residency in Oman and other related matters.

Can foreigners own real estate in Oman?

Yes, foreigners can own real estate in Oman, but subject to specific conditions and regulations. Omani law allows foreigners to own real estate under the usufruct or freehold ownership system within designated areas known as Integrated Tourism Complexes (ITCs).

These complexes are specifically designed to attract foreign investment and tourism, and offer integrated infrastructure and high-quality entertainment and service facilities.

Outside of these complexes, foreign ownership of real estate is generally limited. Owning a property within these complexes is the primary requirement for applying for real estate residency in Oman.

This policy ensures that foreign investment is directed towards major real estate development projects that contribute to the national economy, while also providing an opportunity for foreigners to obtain real estate residency in Oman.

What is the foreign investment law in Oman?

The main law currently governing foreign investment is the Foreign Capital Investment Law, issued by Royal Decree No. 50/2019.

This law replaced the previous law and aims to make Oman more attractive to foreign investors by offering significant incentives and facilities.

The most important features of the law:

Allowing 100% foreign ownership: The law abolishes the requirement for an Omani partner in most economic activities, allowing foreign investors to establish and fully own their own company.
Facilitating procedures: The law aims to simplify and expedite company registration procedures and obtain the necessary licenses and approvals through a unified investment window.
Incentives and benefits: The law provides the possibility of allocating land and buildings under a long-term usufruct system for investment projects, and potential tax and customs exemptions depending on the nature and location of the project (especially in special economic zones and free zones).
Guarantees for investors: The law provides guarantees for foreign investors, such as not expropriating projects except for the public benefit and in return for fair compensation, and the freedom to transfer funds and profits abroad.
Transparency and equality: The law stipulates that foreign investors should be treated equally to Omani investors in many aspects.

This law creates a generally favorable environment for investment, including real estate investment leading to real estate residency in Oman, where the property buyer is viewed as an investor contributing to the national economy.

What are the conditions for obtaining a real estate residence in Oman?

To obtain a real estate residency in Oman, a foreign investor must meet a set of basic conditions that ensure the applicant's eligibility and the seriousness of the investment.

These conditions aim to regulate the process and ensure its compliance with the laws and regulations in force in Oman. The most prominent conditions for obtaining a real estate residency in Oman include the following:

Owning a real estate unit: The investor must purchase a ready residential real estate unit (not under construction or vacant land) with a value not less than a certain limit.
Property Location: The property must be located within one of the Integrated Tourism Complexes (ITCs) approved by the Omani government, where foreign ownership is permitted by law.
Investment value (minimum investment):
First-Class Residency (10 Years): To obtain a 10-year, renewable real estate residency, the value of the purchased real estate unit must be no less than OMR 500,000 (five hundred thousand Omani riyals). This category offers broader benefits under the real estate residency program in Oman.
Second-Class Residency (5 years): To obtain a renewable 5-year real estate residency, the value of the purchased real estate unit must not be less than OMR 250,000 (two hundred and fifty thousand Omani riyals). This category is the most common real estate residency option in Oman.
Property ownership: The property must be registered in the name of the investor (or investors in the case of joint ownership, with the value conditions applying to the share of each individual wishing to obtain residency).
Personal Eligibility: Applicants for real estate residency in Oman must be of good conduct and must provide a certificate proving that they have no criminal record.
Medical examination: The applicant must pass the medical examination required in Oman to ensure that the applicant is free of infectious diseases.
Health Insurance: The applicant may be required to have valid health insurance in Oman.

These conditions are essential for starting the procedures for obtaining real estate residency in Oman.

What are the advantages of real estate residency in Oman?

Real estate residency in Oman offers a wide range of benefits that make it an attractive option for investors and their families.

The benefits go beyond the right to residency, but extend to multiple aspects of life and investment. The most prominent features of real estate residency in Oman include:

Long-term residency: A real estate residency in Oman grants the right to reside for a period of 5 or 10 years (depending on the value of the property), and is renewable as long as ownership of the property continues and other conditions are met.
Family Residency: The owner of a real estate residency in Oman has the right to bring his first-degree family members (husband/wife and children under a certain age) to reside with him in Oman under the same type of residency.
No need for a sponsor: The essential advantage of real estate residency in Oman is that it does not require an Omani sponsor. The investor is the sponsor for himself and his family based on his ownership of the property.
Freedom of entry and exit: A real estate residence permit in Oman allows the holder and their family freedom of entry and exit into and out of Oman without the need for multiple entry visas.
Stability and Security: Oman offers a stable and secure political and social environment, making it an ideal place for long-term residence. Obtaining a real estate residency in Oman provides a sense of stability.
Access to services: Real estate residence holders in Oman can benefit from basic services such as opening bank accounts, obtaining an Omani driving license, and registering children in schools (special fees and conditions may apply for foreigners).
Investment Opportunity: In addition to obtaining residency, purchasing a property in itself represents an investment that may generate rental returns or capital appreciation in the long term, enhancing the attractiveness of real estate residency in Oman.
Encouraging business environment: Real estate residency in Oman is linked to a broader investment environment encouraged by the government through facilitations and laws that support foreign investment.
A distinctive lifestyle: Integrated tourism complexes required for real estate residency in Oman offer a luxurious lifestyle with modern facilities, beaches, restaurants, shops, and recreational activities.

These combined features are a strong incentive for many to explore the real estate option in Oman.

How much does it cost to stay in Oman?

There are multiple costs associated with obtaining and maintaining a real estate residence permit in Oman. It is important to fully understand these costs before beginning the process. Costs can be divided into:

Property purchase cost (minimum investment): This is the largest component of the cost.
For 10 years residency: minimum of OMR 500,000.
For 5 years residency: minimum of OMR 250,000.
Property registration fees and brokerage fees (if applicable) are added to the purchase price.
Residence Application Fees: When applying for a real estate residency in Oman, an administrative fee is payable to the relevant government agencies (such as the Royal Oman Police or the Ministry of Housing and Urban Planning). These fees may vary depending on the duration of the residency (5 or 10 years) and the number of family members included. Typically, the initial issuance fee for a two-year residency (which is granted within longer periods) is approximately OMR 50 per person, but real estate investor residency fees may be higher, and the latest official rates should be verified.
Medical examination fee: A mandatory cost as part of the residency procedure.
Residence card fees: fees for issuing a civil card for the resident.
Residence renewal fees: When the residence permit expires (every two years within the total 5 or 10-year period, or when the total period ends), a renewal fee must be paid.
Annual Living Costs: In addition to residence fees, general living costs in Oman should be considered, including housing (property maintenance, utility bills), transportation, food, education, and healthcare. Housing costs in Oman vary greatly depending on location and type of housing unit.

Therefore, when asked, "How much investment is required in Oman?" to obtain a real estate residency in Oman, the minimum starting price is OMR 250,000, plus administrative, issuance, and renewal fees.

It is essential to check with the official authorities to obtain the most up-to-date list of accurate fees associated with real estate residency in Oman.

How do you obtain residency in Oman? What documents are required?

The process of obtaining a real estate residency in Oman involves a series of steps and procedures that require the submission of specific documents.

Here are the general steps and required documents:

Steps:

Identify and purchase a property: Search for a ready residential property within an Integrated Tourism Complex (ITC) that meets the minimum value requirement (250,000 or 500,000 Omani Riyals), complete the purchase process, and register it in your name with the Ministry of Housing and Urban Planning.
Obtaining a certificate from the Ministry of Housing: After registering the property, you will receive an official certificate from the Ministry proving your ownership of the property, its value, and its location within the ITC, and indicating your eligibility to apply for a real estate residency in Oman.
Submitting a residency application: Go to the Royal Oman Police (General Directorate of Passports and Residence) or through the “Invest in Oman” window to submit an application for real estate residency in Oman.
Submitting the required documents: Attach all necessary documents with the residency application.
Payment of fees: Payment of the fees required for the residence application and issuance.
Medical examination: Conduct the required medical examination at one of the approved centers.
Fingerprint and Photo Procedures: Complete the fingerprint and photo procedures for the residence card.
Receiving the residence card: After approval and completion of all procedures, a real estate residence card in Oman will be issued to you and your covered family members.

Documents required for residency (may vary slightly, official verification is preferred):

A completed and signed residence visa application form.
Valid passport (and copies).
Recent passport photos with white background.
A copy of the property title deed.
A certificate from the Ministry of Housing and Urban Planning proving the property's value, location, and eligibility for residency.
Certificate of good conduct (from your country or from Oman if you are a resident).
Medical examination certificate from an accredited center in Amman.
Proof of health insurance (if required).
Birth certificates for children and marriage certificate (if you are applying for a family), duly certified.
Any other documents that may be requested by the authorities.

This process is considered the primary path to obtaining real estate residency in Oman.

What is the law on apartment ownership in Oman?

The law governing foreign ownership of apartments and residential suites in Oman is primarily linked to the Integrated Tourism Complexes (ITCs) system.

Law No. 29/2018 regulating real estate ownership by non-Omanis in ITCs is the primary framework that allows foreigners (individuals and companies) to own real estate units (apartments, villas) under freehold ownership or long-term usufruct rights within these approved complexes.

The law specifies the terms and mechanisms for ownership, as well as the rights and obligations of foreign owners.

The most important provision is that such ownership is limited to properties built within the boundaries of tourist complexes designated by ministerial decrees.

This law aims to encourage investment in major projects that contribute to the development of the tourism and real estate sectors.

It also opens the door to obtaining real estate residency in Oman for qualified buyers. Outside of these complexes, foreign ownership is subject to strict restrictions.

How much does an apartment cost in Oman?

Determining the exact "price of an apartment" or "cost of housing" in Oman depends on several factors, the most important of which are:

Location: Prices in the capital, Muscat (especially in upscale areas and tourist complexes such as The Wave, Muscat Hills, and Muscat Bay) are significantly higher than in other cities or less central areas.
Property type and size: A studio apartment is different from a three-bedroom apartment, and a villa is different from an apartment.
Integrated Tourism Complex (ITC): Apartments within tourist complexes designated for foreigners and eligible for real estate residency in Oman are priced higher due to the luxurious facilities and associated services, in addition to the factor of allowing free foreign ownership.
Finishes and Amenities: The level of finishing and quality of amenities (pools, gyms, security, views) greatly impact the price.
Supply and demand: The state of the real estate market plays a role in determining prices.

As a general indicator (and subject to change):

Apartments eligible for real estate residency in Oman (5 years): Prices start from 250,000 Omani riyals and above.
Apartments eligible for real estate residency in Oman (10 years): Prices start from 500,000 Omani riyals and above.
Apartments for rent: Rents for two- and three-bedroom apartments in Muscat range from OMR 300 to OMR 1,000+ per month, depending on location and standard.
General housing costs: include rent or mortgage installments, as well as electricity, water, and internet bills and maintenance fees (especially in complexes).

To obtain accurate and updated prices for apartments for the purpose of obtaining real estate residency in Oman, it is preferable To contact the city squares .

What is the best investment in Oman?

Determining the best investment depends entirely on the investor's goals, the amount of available capital, their risk tolerance, and the sector in which they have expertise or interest. Oman offers promising investment opportunities in diverse sectors, supported by:

Political and social stability.
Strategic location overlooking important sea lanes.
Advanced infrastructure (ports, airports, roads).
Laws that encourage foreign investment (such as the Foreign Capital Investment Law, which allows 100% ownership in most sectors).
Oman Vision 2040, which focuses on economic diversification and sustainability.

The most promising investment sectors:

Tourism: Oman possesses unique natural and cultural tourism assets. Investing in hotels, resorts, tourism companies, and entertainment projects is promising. Investing in an ITC property to obtain real estate residency in Oman falls within this broader context.
Real estate: Especially in integrated tourism complexes and new residential and commercial projects, real estate residency in Oman is in itself an incentive for this type of investment.
Logistics: Thanks to its location and ports (Sohar, Salalah, Duqm).
Industry: especially manufacturing industries that rely on local resources or export industries.
Mining: Oman has diverse mineral wealth.
Technology and innovation: an emerging sector but one with increasing government support.
Renewable energy: a promising field that aligns with global trends and Vision 2040.
Food security and aquaculture.

Is it advisable to invest in Oman?

In general, yes. Oman is considered a stable investment environment with good growth potential, especially with the government's efforts to facilitate procedures and open the economy to foreign investment.

However, like any investment, a comprehensive feasibility study and understanding of the local market, laws, and potential challenges are essential.

Investing in real estate in Oman can be a good option for those seeking long-term stability and the opportunity to enjoy a distinctive lifestyle, in addition to the potential return on investment from the property.

Real estate residency in Oman represents an exceptional opportunity to combine a secure real estate investment with long-term residency in a country that enjoys stability, natural beauty, and a rich culture.

With clear requirements and numerous benefits, including family residency and no need for a sponsor, real estate residency in Oman has become an attractive option for many around the world.

Understanding the requirements, costs, and steps is key to taking this important step toward a promising future in Oman.

Are you ready to explore real estate residency opportunities in Oman?

Whether you're looking for additional information, need personal advice on the best real estate options to qualify for real estate residency in Oman, or want to start the process, our team is ready to help you.

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Don't miss the opportunity to invest and live in one of the region's most attractive destinations. Start planning your future today with a real estate residency in Oman.

FAQ about real estate residency in Oman

Do Egyptians need a visa to enter Oman?

Yes, in general, Egyptian citizens require a visa to enter Oman. This can be obtained electronically (eVisa) or through an Omani embassy/consulate.

The conditions and type of visa depend on the purpose of the visit.

Real estate residence permit holders in Oman do not require a separate visa to enter. (Please always check the latest visa requirements from official sources.)

How much does a flight ticket cost from Egypt to Oman?

Airfare prices vary greatly depending on the airline, time of booking, season (summer/winter, holidays), and travel class.

To get an accurate price, you should search through airline websites (such as Oman Air, EgyptAir) or online travel agencies.

What is the minimum salary in Oman?

There is a minimum wage for Omanis working in the private sector (currently 325 Omani riyals), but there is no general minimum wage legally defined for expatriates, whose salaries depend largely on the contract with the employer, profession, experience, and qualifications. Obtaining real estate residency in Oman is not linked to a minimum salary, but rather to the value of the real estate investment.

What is the best place to live in Oman?

“Best” depends on personal preference, lifestyle, and budget.

Muscat: The vibrant capital city offers the best services, job opportunities, entertainment and shopping facilities, and is home to Oman's main tourist complexes eligible for real estate residency. Areas such as Qurum, Qurum Beach, Al Mouj, and Al Athaiba are considered desirable.
Salalah: It is characterised by its seasonal weather (autumn) and picturesque nature, and it is quieter than Muscat.
Sohar, Nizwa and Sur: Other major cities, each with its own character and offering a good level of services.

Can a visit visa be converted into a residence permit in Oman?

In most cases, a visit visa cannot be directly converted into a work or real estate residence permit in Oman from within Oman.

This usually requires leaving the country and returning with the new residence visa after obtaining the necessary approvals.

However, there may be exceptions or changes to the procedures, so it is best to inquire with the Royal Oman Police.

Is there a sponsor in Oman?

The sponsorship system generally remains in place for work residency permits, whereby the employer sponsors the expatriate employee.

However, programs such as the investor residency and real estate residency in Oman are designed to bypass the traditional sponsorship requirement, whereby the investor sponsors themselves and their family based on their investment or property ownership.

Can I enter the UAE with an Omani residence permit?

Valid Omani residence permit holders with certain professions may be eligible for an entry visa upon arrival in the UAE or an e-visa, but this is subject to specific conditions and requirements set by the UAE authorities (such as residence and passport validity, and the profession listed on the residence permit).

There is no automatic agreement allowing entry simply by holding an Omani residency permit for all categories and professions.

Holders of real estate residency permits in Oman should check the specific conditions applicable to them before traveling.