Oman Real Estate
One of the most accessible foreign ownership frameworks in the Gulf, with no property taxes and automatic residency on purchase. Freehold property in government-approved coastal communities.
Areas in Oman
About Oman
The Sultanate of Oman sits at the southeastern edge of the Arabian Peninsula, bordering the United Arab Emirates, Saudi Arabia, and Yemen. It has more than 3,165 km of coastline along the Arabian Sea and the Gulf of Oman.
Covering 309,500 sq km, Oman stands out for its varied landscape: the Hajar Mountains, desert interiors, fjords, wadis, and white-sand beaches. The capital, Muscat, is the country’s main commercial hub and home to about 28.5% of the population.
Oman has maintained long-term political stability and a neutral foreign policy, helping create a low-risk environment for investors. Sultan Haitham bin Tarik has led the country since 2020, continuing efforts to diversify the economy.
By the end of 2024, the population reached 5.3 million, with expatriates making up around 43%. This growing expat community plays a key role in supporting rental demand across major cities.
Integrated Tourism Complexes (ITCs)
Foreign nationals can buy freehold property in Oman within designated zones known as Integrated Tourism Complexes (ITCs). Introduced under Royal Decree No. 12/2006, this is one of the more accessible foreign ownership systems in the Gulf.
ITCs are fully planned communities that combine residential properties with hotels, marinas, golf courses, retail, and leisure facilities. Buyers within these zones receive either full freehold ownership or long-term usufruct rights of up to 99 years. Both are officially registered with the Ministry of Housing and Urban Planning and allow owners to sell, rent, or pass the property to heirs.
Buying property through an ITC provides the owner and their immediate family residency in Oman for the duration of the property’s ownership. This requires no minimum investment and is one of the most straightforward property-linked residency options in the region.
In addition, Oman relaunched its Golden Visa programme in August 2025. It provides 10-year residency to investors who commit at least OMR 200,000 through property, company shares, government bonds, or other approved channels.
Transaction costs at a glance
| Cost | Rate | Notes |
| Property transfer fee | 3% | Paid by foreign buyers at registration (Omani nationals: 1% from Jan 2025) |
| Annual property tax | None | No annual tax for residential property owners |
| Capital gains tax | None | No CGT for individual investors on resale |
| Rental income tax | None | No personal income tax on rental earnings |
| Agent commission (seller) | ~2–3% | Negotiable; buyer typically pays no separate commission |
Areas in Oman
In Oman, foreign buyers can only purchase property within approved Integrated Tourism Complexes (ITCs). Our portfolio focuses on four key areas, each with a different investment profile.
*The price is valid for 2026
Oman Property Market
Residential prices increased by 7.3% year-on-year in Q1 2025 according to data from the National Centre for Statistics and Information. Muscat Governorate led this growth, with residential land values rising 17.4%.
The sector is valued at USD 4.78 billion in 2025 and is expected to reach USD 7.42 billion by 2030, reflecting a CAGR of 9.19%.
Real estate transactions reached OMR 2.6 billion in 2023, with foreign buyers in ITC zones accounting for about 22% of the total. Mortgage contract values increased significantly in 2024, rising 46.4% year-on-year to OMR 2.27 billion, with larger deal sizes pointing to rising investor confidence.
On the supply side, residential inventory grew by 3.6% in 2024, adding around 38,400 new units nationwide.
| Property type | Location | Price range (OMR) | Price range (USD approx.) |
| Studio / 1BR apartment | Jebel Sifah ITC | OMR 45,000–55,000 | ~USD 117,000–143,000 |
| 1–2BR apartment | Muscat Bay ITC | OMR 65,000–100,000 | ~USD 169,000–260,000 |
| 2BR apartment | Al Mouj / Muscat prime | OMR 80,000–150,000 | ~USD 208,000–390,000 |
| 2–3BR townhouse / villa | Jebel Sifah / Muscat Bay | OMR 95,000–200,000 | ~USD 247,000–520,000 |
| Luxury coastal villa | AIDA / Muscat premium | OMR 300,000–700,000+ | ~USD 780,000–1.82M+ |
Indicative price ranges based on ITC listings and NCSI data. 1 OMR ≈ USD 2.60 (pegged rate). Actual prices vary by unit specification, floor level, and view.
Oman Vision 2040 is the country’s long-term development plan led by Sultan Haitham bin Tarik. Its main goal is to reduce reliance on oil, with non-oil sectors expected to make up 90% of the economy by 2040.
Tourism plays a key role. The country aims to reach 11 million annual visitors by 2040, supporting demand for short-term rentals, especially in coastal ITC communities.
The plan also includes major infrastructure development across multiple sectors, including the residential market, 5 seaports, 4 international airports, 9 industrial zones, and 4 free economic zones.
*The price is valid for 2026
Other ITCs in Oman
Beyond our current portfolio, several other ITCs and investment zones are active across Oman.
| Area | Key features | Price level |
| Al Mouj Muscat (The Wave) | Largest ITC in Oman; marina, golf course, Kempinski & Misk hotels;
mature resale market with strong liquidity; ~2.2M sqm masterplan |
OMR 80,000–300,000+ (2BR–villas) |
| Muscat Hills | Golf-focused ITC residential community in the hills above central Muscat;
mix of apartments and villas; established community with good amenities |
OMR 60,000–250,000 |
| Sultan Haitham City | Major government-backed urban development near Muscat;
USD 2.6B Phase 1; large residential pipeline; primarily targets Omani buyers but growing investor interest |
Off-plan; primarily domestic market |
| Duqm SEZ | Industrial and logistics hub on the Arabian Sea coast; 30-year corporate tax exemption;
attracting significant FDI; mainly commercial and industrial focus |
Commercial / industrial focus |
Developers Active in Oman
The ITC market in Oman is driven by a small group of established developers, many of which are supported by OMRAN Group. Its involvement provides regulatory stability and infrastructure support to each project.
Muriya — a joint venture between Orascom Development (70%) and OMRAN Group (30%), developing Jebel Sifah and Hawana Salalah, both integrated resort communities with hotels, marinas, and full amenities.
Eagle Hills — Abu Dhabi-based developer behind Muscat Bay, delivered in partnership with OMRAN Group, focusing on high-end waterfront communities across the region.
OMRAN Group — the government’s tourism development company, playing a key role as both developer and strategic partner in major ITC projects. Its involvement usually signals long-term infrastructure commitment.
DarGlobal — a luxury developer active in AIDA/Yiti in Muscat, delivering branded residences such as the Trump International Hotel and Trump Cliff Villas, alongside other premium villa projects.
Buying Process and Costs
The buying process in Oman is relatively simple and can be completed remotely by international buyers. Foreign ownership is limited to approved ITC developments — properties outside these zones cannot be registered in a foreign buyer’s name. All transactions are recorded with the Ministry of Housing and Urban Planning through the Amlak digital system.
| Step / Cost | Detail | Notes |
| Select a property | Within an approved ITC | All ITCs are government-designated; freehold title or 99-year usufruct |
| Due diligence & legal review | Licensed agent + Omani legal counsel | Can be managed remotely via power of attorney;
foreign documents require embassy attestation |
| Sign the SPA | Sales and Purchase Agreement | Deposit typically 10% for off-plan; terms vary by developer |
| Property transfer fee | 3% | Only government-mandated cost; Omani nationals pay 1% from Jan 2025 |
| Annual property tax | None | No annual holding tax for residential owners |
| Capital gains tax | None | No CGT for individual investors on resale |
| Rental income tax | None | No personal income tax on rental earnings |
| Agent commission | ~2–3% | Typically paid by seller; buyer usually pays nothing separate |
| Title deed registration | 1–2 weeks | Issued in the buyer’s name via Amlak digital registry |
| Residency | Automatic | ITC ownership grants residency for buyer and immediate family for the duration of ownership |
Foreign buyers who hold Omani residency can access local mortgages, typically with loan-to-value (LTV) ratios of 65–75% and interest rates between 5% and 7.5%, depending on the bank and borrower profile. Non-residents are usually limited to 60–70% LTV.
For off-plan ITC properties, most buyers use developer payment plans. These usually run over 2–3 years and often start with a 10% down payment.
Connectivity
Oman is well connected through two main entry points for international residents and investors: Muscat, which serves as the primary hub, and Salalah, which connects the Dhofar region. The country has a well-maintained road network, consistently ranked among the best in the Arab world.
Muscat International Airport is the country’s main air hub, with a growing network of direct international routes. Oman has 5 major seaports and 4 international airports in total, supporting both residential mobility and wider commercial and investment activity across the country.
Living in Oman
Oman offers a lifestyle that stands out in the Gulf, combining dramatic natural landscapes, strong cultural heritage, and a slower pace of life. In the InterNations Expat Essentials Index 2024, Muscat ranked 5th globally among the best cities for expatriates.
Natural highlights
Wadi Shab — a canyon between Muscat and Sur with turquoise pools and a waterfall cave, popular as a day trip from the capital.
Khareef season (Salalah) — from June to September, the monsoon turns Dhofar’s mountains green, with waterfalls and misty valleys. Key spots include Wadi Darbat and Mughsail Beach.
Hajar Mountains — running along the northeast coast, home to Jebel Shams (3,009 m), the country’s highest peak, and Jebel Akhdar, known for terraced farms and a cooler climate.
Wahiba Sands — vast desert dunes in eastern Oman, popular for camping and 4WD trips within a few hours of Muscat.
Musandam Fjords — dramatic coastal fjords in the far north, known for dhow boat trips and rugged scenery.
UNESCO World Heritage Sites
Bahla Fort — the largest and oldest fort in Oman, surrounded by a 13 km wall and oasis town.
Bat, Al-Khutm and Al-Ayn — Bronze Age settlements and burial sites dating back to the 3rd millennium BCE.
Aflaj Irrigation Systems — ancient water channels still used today, supporting agriculture in areas like Jebel Akhdar.
Land of Frankincense — historic trade sites in Dhofar linked to frankincense production and export.
Ancient City of Qalhat — ruins of a medieval port that was part of the Hormuz trade network.
Culture & city life
Sultan Qaboos Grand Mosque — the largest mosque in Oman, open to visitors outside prayer times.
Royal Opera House Muscat — a major cultural venue hosting international performances and events.
National Museum of Oman — showcases over 5,500 exhibits covering the country’s history.
Muttrah Corniche & Souq — a traditional waterfront and market area in old Muscat with shops, silver, and frankincense.
Al Hoota Cave — a large cave system near Nizwa with underground lakes and formations dating back millions of years.
Frequently Asked Questions
Yes. Under Royal Decree No. 12/2006, foreign nationals can buy freehold property only in approved Integrated Tourism Complexes (ITCs) such as Muscat Bay, Jebel Sifah, Hawana Salalah, Al Mouj Muscat, and AIDA/Yiti. Buyers receive either freehold ownership or long-term usufruct rights of up to 99 years, with full rights to sell, rent, or inherit the property. All ownership is registered through the Amlak system. Property outside ITCs cannot be owned by foreigners.
An ITC is a government-approved, master-planned community where foreigners can own property. These developments combine homes with hotels, marinas, retail, and leisure facilities. Buying in an ITC also grants residency for the owner and immediate family. Prices are usually 40–60% higher than non-ITC areas due to freehold ownership and better infrastructure.
Yes. Any purchase in an approved ITC grants residency for the buyer and their immediate family for as long as the property is owned, with no minimum investment required. A separate Golden Visa (relaunched in August 2025) offers 10-year residency for investments of OMR 200,000 or more through property, shares, bonds, or other approved routes.
The main cost is a 3% property transfer fee. There is no annual property tax, no capital gains tax, and no personal income tax on rental income. Agency fees (usually 2–3%) may apply in resale deals and are typically paid by the seller. Off-plan projects usually require a 10% down payment with instalments over 2–3 years. Overall transaction costs are lower than in markets like Dubai or Saudi Arabia.
Gross yields in ITC communities in Muscat average 5–8% for apartments. Coastal tourism areas like Jebel Sifah and Hawana Salalah can reach 7–9% for short-term rentals (estimated). Entry-level units in Jebel Sifah, priced around USD 115,000–120,000, can generate USD 700–900 monthly rent, which is typically above 7% gross yield. Net returns depend on service charges, management fees, and occupancy.
Yes. Foreign buyers who hold Omani residency can access local mortgages, typically with LTV ratios of 65–75% and interest rates between 5% and 7.5%, depending on the bank and borrower profile. Non-residents are usually limited to 60–70% LTV. However, many off-plan buyers prefer developer payment plans, which typically require a 10% deposit and 2–3 year instalments.
Oman Vision 2040 is the country's long-term economic plan, led by Sultan Haitham bin Tarik, aiming to reduce reliance on oil. Non-oil sectors are expected to reach 90% of GDP by 2040. Key drivers for real estate include major tourism growth and continued development of ITC and infrastructure projects. The residential market is projected to grow from USD 4.78 billion in 2025 to USD 7.42 billion by 2030 at a CAGR of 9.19%.
Yes. The entire process can be completed remotely through a licensed representative in Oman using power of attorney. Documents must be attested via the Omani embassy, and ownership is registered digitally through Amlak. Most transactions are completed within 1–2 weeks after submission.
Data sources: Cavendish Maxwell — Oman Real Estate Market Performance 2024 & Future Outlook (May 2025) · National Centre for Statistics and Information (NCSI) Oman — Residential Property Price Index Q1 2025; Real Estate Trading Statistics 2023–2024 · Mordor Intelligence — Oman Residential Real Estate Market (2025–2030) · Trowers & Hamlins — Oman’s Golden Visa Programme (September 2025) · Muriya / OMRAN Group — official project data for Jebel Sifah and Hawana Salalah. Last reviewed April 2026.
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