Can foreigners buy property in Oman?

Yes, in the right places. Here is where non-Omanis can own property, what type of ownership you get, and how the purchase works.

Reviewed 2026-09-30

The short answer

Yes, foreigners can buy property in Oman, but not everywhere. The main route is to buy inside an Integrated Tourism Complex (ITC), a government-licensed development where non-Omanis are allowed to own land and completed homes. Outside these complexes, ownership by non-Omanis is restricted, with a separate usufruct (long-term use right) option in some designated buildings.

Because the answer depends on the exact project and unit, the first thing we do for any international buyer is confirm the ownership type of the specific property before an offer is made.

Integrated Tourism Complexes (ITCs)

The legal basis is Royal Decree 12/2006, the law on real estate ownership in Integrated Tourism Complexes. It allows non-Omanis to own land or completed units inside licensed ITCs, for living in or as an investment. The executive regulations have since been updated, most recently by Ministerial Decision 109/2022.

ITCs are master-planned communities, usually with a mix of apartments, townhouses and villas alongside leisure facilities such as marinas, beaches, golf courses and hotels. Well-known examples include Al Mouj Muscat, which describes itself as Oman's first ITC, and Jebel Sifah. Other developments, such as Muscat Hills and Hawana Salalah, are marketed to foreign buyers as freehold, and we confirm the title type for each unit we offer.

The law also contains conditions buyers should know about. For example, buyers of plots are expected to build within a set period after registration, and the state can reserve particular complexes for Omanis. Rules differ in some governorates, such as Musandam, where the amended regulations only allow non-Omanis a usufruct over completed units.

Outside the ITCs

Outside ITCs, ownership of land and property by non-Omanis is generally restricted. Royal Decree 29/2018 also sets out areas, such as agricultural land and certain specified locations, where non-Omani ownership is not permitted.

There is a separate route for some apartments outside ITCs. Ministerial Decision 357/2020 allows non-Omanis to acquire a usufruct over residential units in designated multi-storey buildings, subject to conditions set by the Ministry of Housing and Urban Planning. A usufruct is a registered right to use and benefit from a property for a fixed period, not outright ownership. We explain the difference in detail in our guide to freehold vs usufruct.

GCC nationals are treated differently from other foreign buyers and have wider rights in many areas, with their own conditions. If you are a GCC citizen, ask us to confirm the rules for the property you are considering.

What you actually own

The type of title decides what you can do with the property, so it should be clear before you sign anything.

Freehold in an ITC: you own the unit (and, for villas and plots, the land) and can sell, lease or pass it on, subject to the complex's rules.
Usufruct: you hold registered use rights for a fixed term. You can live in or rent out the unit during that term, but the underlying ownership stays with the owner.
Rental only: in restricted areas, foreign residents can rent a home on a normal tenancy.

How the purchase works

Sales are registered with the Ministry of Housing and Urban Planning, and non-Omanis use a dedicated "sale for non-Omanis" service. The government services portal lists a registration fee of 3% of the property value, plus small administrative charges for the application, forms, title deed and contract. Check the official service page for the current amounts before you budget.

You do not have to be in Oman to complete the purchase. The official service allows a representative holding a valid power of attorney to attend on your behalf. Our investment advisory team arranges remote viewings and coordinates registration for overseas buyers.

Confirm the ownership type and that the project is licensed.
Agree the price and review the sale agreement, service charges and any outstanding dues.
Register the transfer with the ministry and receive the title deed.
Lease the property, or hand it to a property management team if you live abroad.

Residency through property

Owning property in an ITC can support a residence application for the owner and close family, subject to the regulations in force. Oman also runs an investor residency programme, often called Golden Residency, which can include qualifying real estate. Thresholds and conditions have changed since launch, so we cover them separately in our Golden Residency guide and check the current rules with you before you buy.

How ARW Trading helps

We are a Muscat-based real estate brokerage and property manager. For international buyers we confirm ownership eligibility, shortlist suitable units, arrange viewings in person or by video, review the paperwork and coordinate registration. After the purchase, we can lease and manage the property so it produces income while you are away.

Frequently asked questions

Can a foreigner own land in Oman?

Yes, inside licensed Integrated Tourism Complexes, where the law allows non-Omanis to own plots and completed units. Outside ITCs, land ownership by non-Omanis is generally restricted.

Do I need to live in Oman to buy?

No. Buying freehold in an ITC does not require Omani residence, and registration can be completed through a representative with a valid power of attorney. The usufruct route in designated buildings has its own eligibility conditions.

What fees should I expect?

The official sale registration service lists a fee of 3% of the property value plus small administrative charges. Service charges, agency fees and any developer fees are separate. Always check the current official amounts.

Can I rent out my property?

Yes. Freehold owners in ITCs can lease their property, subject to the community rules. Many overseas owners use a property manager to handle tenants, rent and maintenance.

Can GCC nationals buy outside ITCs?

GCC nationals have wider ownership rights than other foreigners in many areas, with their own conditions. Ask us to confirm the rules for the specific property.