Oman Golden Residency through property: a practical guide
A total investment of OMR 200,000, in property alone or combined with bonds and bank deposits, can qualify you. Here is how it works.
Reviewed 2026-09-30
Residency and property in Oman
Many international buyers look at Oman partly for residency: the right to live in the country long term, often with their family, without an employer sponsor. Property can play a part in this in two ways. First, the Integrated Tourism Complex law links ownership of a completed property to residence for the owner and first-degree relatives, subject to the executive regulations. Second, Oman runs an investor residency programme, widely called Golden Residency, under which qualifying investments, including real estate, can lead to a long-term residence card.
This guide explains how the pieces fit together and what to check. ARW Trading provides full consultancy for the Golden Residency process, from choosing qualifying investments to submitting the application.
The investor residency programme
The programme is promoted by Invest Oman, the government's investment promotion body, and residence cards are issued through the Royal Oman Police. It offers long-term, renewable residence to foreign investors who meet the conditions, and qualifying routes have included real estate in Integrated Tourism Complexes alongside other investments such as companies and financial assets.
The investment amount is OMR 200,000. It does not have to be in a single asset. An eligible applicant can combine property with other qualifying investments, such as fixed assets, bonds or fixed deposits with banks in Oman, as long as the total value reaches OMR 200,000.
Before you commit, confirm how each part will be valued (for property, usually the registered value or a valuation) and whether off-plan or mortgaged property counts towards the total. Our team checks this with you before you buy.
Residence through ITC ownership
Separately from the investor programme, Royal Decree 12/2006 provides that owners of completed property in an ITC may obtain residence for themselves and their first-degree relatives, in line with the executive regulations. This is not automatic: it depends on the conditions in force and an application to the authorities.
In practice this means the choice of property matters. A completed freehold unit in a licensed ITC, such as Al Mouj, Muscat Hills or Jebel Sifah, is the usual starting point. Our guide to whether foreigners can buy property in Oman explains the ITC rules.
What to confirm before you buy
If residency is one of your goals, check these points before you commit to a property.
- Eligibility of the property: it should be freehold in a licensed ITC, and usually completed and registered in your name.
- Value: whether the property, alone or combined with bonds, bank deposits or other fixed assets, reaches the OMR 200,000 total.
- Title: the title deed should be issued by the Ministry of Housing and Urban Planning in your name.
- Family: which family members can be included and what documents they need.
- Timing: how long registration and the residence application usually take, so you can plan travel.
- Ongoing conditions: whether you must keep the property for the residence to remain valid.
Documents you are likely to need
Requirements are set by the authorities and can change, but applicants are typically asked for a valid passport, photographs, the property title deed, proof of the property's value and supporting documents for family members, such as marriage and birth certificates. Documents issued abroad may need attestation. Collecting these early avoids delays after the purchase.
A sensible sequence
Most buyers follow a similar path.
- Plan how you will reach OMR 200,000: property alone, or property combined with bonds or bank deposits.
- Shortlist qualifying freehold properties that also suit you as a home or an investment.
- Buy and register the property, in person or through a representative with power of attorney.
- Apply for residence with the title deed and supporting documents.
- Lease or manage the property if you will not live in it full time.
Do not let residency drive a bad purchase
A property bought only to meet a threshold can be a poor investment if it is overpriced, hard to rent or expensive to maintain. Treat the property on its own merits first: location, build quality, service charges and rental demand. Our investment advisory team can compare options on both counts, and our property management team can look after the home while you are abroad.
We provide the entire consultancy to process your Golden Residency. See our Golden Residency service or contact us for an eligibility review.
Frequently asked questions
How much do I need to invest for Golden Residency?
The total investment is OMR 200,000. It can be made in property alone or as a mix of property, fixed assets, bonds and fixed deposits with banks, as long as the combined value for the applicant reaches OMR 200,000.
Do I have to put all OMR 200,000 into property?
No. You can combine qualifying property with other investments such as bonds or fixed bank deposits. We help you plan the mix and confirm each part qualifies.
Does any property in Oman qualify?
No. The property route has generally required freehold property in a licensed Integrated Tourism Complex, meeting the current value threshold. Confirm eligibility before you buy.
Can my family be included?
The ITC law refers to residence for the owner and first-degree relatives, and the investor programme also provides for family members. The exact conditions and documents are set by the authorities.
Can I rent the property out and keep residency?
Many owners lease their property while abroad. Whether this affects your residency depends on the current rules, so confirm before you sign a lease.
Can ARW Trading handle the whole process?
Yes. We provide full consultancy for Golden Residency: eligibility review, choosing qualifying property, purchase and registration, preparing documents and coordinating the application with the authorities.