Guide for expats buying real estate property in Oman

Resfix provides this article which is intended as a preliminary guide only and refers to some but not all elements required to consider in detail prior to starting any property dealings or due diligence. Property dealings are often complex, especially in foreign countries and we highly recommend you seek independent professional advice.

It is now possible to buy property in the Sultanate of Oman. Now, the government is encouraging foreign investment by allowing foreign citizens the opportunity to own their own property to either live in, or let out. These are restricted to freehold properties in Integrated Tourism Complexes (ITCs) licenced by the government agencies, which is subject to the approval of the Ministry of Housing. These include Al Mouj Muscat, Muscat Hills, Muscat Bays, and many others. In Al Mouj real estate investment the government is a 50 percent partner of all profit generated and this will significantly contribute to Oman’s GDP. For a list of the Integrated Tourism Complexes, visit

Should you wish to buy land, you must build on it within four years. To complete a construction or undertake renovation, it is required to take formal permission from authorities and obtain building permits. Once you buy property in Oman, you gain residency automatically and should apply for necessary visas. the latest guidance from the Oman government is that property visas will be issued to foreigners if they purchase property. The residency visa is issued only after the title deed has been transferred into their name. The buyers may also apply for visas for their families and parents. While the property is under construction, purchasers can obtain multiple three-week visiting visas, assuming they have not entered on a 28-day tourist visa. The residency visas will be cancelled on the sale of the property. 

When you sign a contract, you will usually pay a deposit of 10% of the purchase price. Purchase contracts with a developer are usually drawn up by an independent lawyer and outline the payment schedule. The developer hands the title over to you after the last payment.

Property prices are quite reasonable in Oman, with the cost of a one-bedroom apartment beginning at around US$250,000 and a three-bedroom villa with pool costing around US$650,000.


In accordance to the latest guide foreigners can receive up to 80% cover of the value of their homes, payable over for a maximum of 25 years. Interest rates are affected by your nationality, your credit, and your property, but you can expect to pay a minimum of 7% interest on your mortgage.

Other fees include:

  • 3% registration fee
  • an application fee of US$20
  • stamp duty of 3% of the property value.
  • plus any legal fees.

There is no value added tax or capital gain tax involved in purchasing properties. You can buy off the plan, and this requires a holding deposit and regular payments throughout the construction period.

In Oman, according to the latest guide, there are no government fees or taxes incurred by the seller.

Required documentation

According to the Oman Ministry of Housing, these documents must be provided for purchasing property in Oman:

  • Copies of passport or ID of the owner and the purchaser and copy of the labour card of the purchaser, if working in the Sultanate of Oman.
  • Copy of the commercial registration of juridical persons.
  • Declaration stating the number of the purchaser’s family members, full names and addresses of first degree relatives, and also second degree relatives, if he so wishes.
  • Statement of properties owned in the Sultanate of Oman by a non-Omani purchaser.

For a female buyer, you must also show:

  • Legal affidavit stating the social status
  • Copy of the valid passport and I.D of the applicant’s father
  • Employment or non employment certificate
  • Copy of marriage contract

Non-Omani owners of a built unit in an integrated tourism complex may be granted a residence permit for themselves and for their immediate family members subject to satisfying the following requirements:

  • The application for the residence permit shall be submitted to the department concerned at Royal Oman Police and included therein shall be the names, nationalities and addresses of family members applying for the permit.
  • The application shall be accompanied by relevant supportive documents and a fixed fee shall be paid.

The authorities concerned shall grant the residence permit within seven working days from the date of submission provided that the submitted application is adequate in all respects.

The residence permit given to the owner of a constructed unit and his immediate family members shall be valid for two years and shall be automatically renewed, without a fresh application, every two years for six years.

Oman is divided into five regions (mintaqah) and four governorates (muhafazah). If the land is located at the governorate or a region that you don’t descend or belong to, or your workplace is not located there, the following documents should be submitted:

  • Birth certificate
  • Study certificate for four consecutive years
  • Rental contract for the last two years prior to the application
  • Birth and study certificates of any sons or daughters

Finance to foreigners

According to the latest guide, Omani and international banks offer home loans. Each bank has its own policies regarding foreigners, so check to make sure you can get a mortgage with your preferred bank.

Banks mortgage providers include Ahli Bank, NBO, Bank Sohar, Bank Muscat, and Bank Dhofar Oman. You can also organise mortgages through international banks such as HSBC.

Foreigners can borrow up to 80% of the value of their property, payable over for a maximum of 25 years. Interest rates are affected by your nationality, your credit, and your property, but you can expect to pay a minimum of 7% interest on your mortgage.

Ahli Bank Oman

Bank of Beirut

Bank Muscat

National Bank of Oman

Bank Dhofar Oman

Real Estate Agents in Oman

Engel & Voelkers

Better Homes