Hassan Aziz
Director, Asasika Oman
Buying property in Oman grants expats and their families a renewable 2-year residence visa. Learn how it works, what it costs, and your options for long-term residency.
For many expatriates, property investment isn’t just about real estate — it’s about residency security for themselves and their families. Countries like the UAE, Portugal, and Greece have long offered “residency by investment” schemes. Oman now offers its own framework, combining tax-free property ownership with clear residency benefits.
So, the question is simple: Does buying property in Oman give expats a visa?
The answer is yes — and here’s how it works.
When a non-Omani citizen buys property in an approved development, they and their immediate family (spouse, children, and parents) become eligible for residency.
Once the property is registered with the Ministry of Housing & Urban Planning and a title deed is issued, the buyer can apply for a visa.
This visa is valid for 2 years and is renewable as long as the property remains in the buyer’s name.
Applications are made through the official Oman Residence Portal.
This pathway is one of the simplest in the GCC region — no employer sponsorship is required, and residency is tied directly to your property.
In addition to the standard 2-year renewable visa, Oman launched the Investor Residency Programme (IRP) to attract larger investors. This programme offers longer-term residency in two tiers:
Tier One: Invest OMR 500,000 → Qualify for a 10-year renewable residency visa.
Tier Two: Invest OMR 250,000 → Qualify for a 5-year renewable residency visa.
Both tiers extend to immediate family members. Applications are overseen by the Royal Oman Police (ROP), which manages immigration and residency services.
One of Oman’s biggest draws for expats is its tax-friendly property system.
No annual property tax.
No income tax on rental income.
No capital gains tax when you sell.
The main cost is the 3% stamp duty, paid by the buyer when registering the property.
Example: On a property worth OMR 150,000, stamp duty = OMR 4,500.
This is a one-off fee, not an annual tax.
For official information, see the Ministry of Housing & Urban Planning.
1. Can foreigners buy property in Oman?
Yes. Expats can buy property in approved Integrated Tourism Complexes (ITCs) and new government-backed developments. At Asasika Oman, we specialize in four key projects: Al Mouj Muscat, The Sustainable City – Yiti, AIDA, and Sultan Haitham City.
2. Does buying property automatically grant a visa?
Not automatically — you must apply through the Oman Residence Portal once your property is registered and the title deed is issued. The visa is linked to property ownership.
3. How long is the residency valid for?
Standard property visa: 2 years, renewable.
Investor Residency Programme: 5 years (OMR 250k investment) or 10 years (OMR 500k investment).
4. Does the residency cover my family?
Yes. Your spouse, children, and parents are included in your residency entitlement.
5. Who pays the 3% stamp duty?
The buyer pays this fee at the time of registration. Without payment, the title deed will not be issued.
6. Are there hidden costs?
The system is transparent. Apart from the 3% stamp duty, buyers should budget for:
Community service charges (OMR 5–10 per sqm annually).
Utilities setup (water, electricity, telecom).
Visa application fees.
7. Are there annual property taxes in Oman?
No. Oman has no annual property taxes and no capital gains or income tax on real estate.
8. Can I sell or transfer my property later?
Yes. Properties purchased in approved developments are freehold and come with a title deed, giving you full ownership rights. You can sell, transfer, or gift the property.
Navigating residency rules and government processes can feel daunting as an expat. At Asasika Oman, we:
Help you select property in approved projects only.
Guide you through the registration process with the Ministry of Housing.
Support your residency application via the Oman Residence Portal.
Connect you with regulated Omani law firms for any legal queries.
Buying property in Oman is more than just an investment — it’s a lifestyle and security choice for your family.
📞 Contact Asasika Oman today to begin your property journey in Muscat, Yiti, AIDA, or Sultan Haitham City.
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