Residency through property in Oman: owner permit and investor residency explained

For years the main reason foreigners bought in Oman's tourism complexes was simple: the home came with a residence visa. In June 2026 Oman went further. Owners no longer need a local sponsor, family members are included, and buyers of off-plan homes can qualify before handover. There are now two routes, and choosing the right one depends on how much you invest and what you want the residence for.

Route 1: the owner residence permit (Decision 87/2026)

Royal Oman Police Decision 87/2026 amended the executive regulations of the Foreigners Residence Law. It was published in the Official Gazette on 21 June 2026 and took effect the next day. The key points:

• No sponsor needed. Foreign owners of residential units are now themselves an accepted sponsor category, alongside Omani citizens, GCC nationals, licensed foreign investors and expatriates employed by government entities.
• Family included. First-degree relatives (spouse, children, parents) can be covered.
• Off-plan and unregistered property count. Owners of residential units or building land whose registration is not yet complete can get a permit based on a certificate from the competent authority.
• Validity of 6 to 12 months, renewable for similar periods, for as long as you keep the property.
• Entry window. After the visa is issued you have three months to enter Oman, and holders can stay up to three months per visit under the unregistered-property permit.
• It ends with the sale. When the property is transferred by any legal means, the permit and those of your family expire automatically.

Reports on the decision note there is no minimum property value for this permit. That makes it the most accessible residence route in the Gulf for property buyers. What it does not give you are the extra privileges of investor residency, such as sponsoring domestic staff or business-ownership benefits.

Route 2: investor residency (5 or 10 years)

The Investor Residency programme, run by the Ministry of Commerce, Industry and Investment Promotion, has two tiers:

• 5 years for an investment of at least OMR 250,000, which can be a qualifying housing unit, a company or government bonds.
• 10 years for at least OMR 500,000, again through property, companies or bonds, or by setting up a company that employs at least 50 Omanis.

The visa fees set by Decision 234/2021 are OMR 300 for the 5-year card and OMR 500 for the 10-year card. Property used for this route must be a completed unit with a title deed and a value proved by a registered sale contract, an approved valuation or the developer. There is also a 5-year retiree route for people who have worked in Oman, with a monthly income of at least OMR 4,000.

Which route fits you

• Buying a home under OMR 250,000: the owner permit is your route. It is quick, covers the family and renews for as long as you own.
• Buying a completed home of OMR 250,000 or more: you can choose. The 5-year investor card means fewer renewals and more privileges.
• OMR 500,000 or more, or a portfolio: the 10-year card is the strongest status Oman offers to foreign investors.
• Off-plan buyers: the owner permit is available during construction thanks to the 2026 changes; the investor card normally needs a completed, titled unit.

Documents you will usually need

• Passport valid for at least six months and a personal photo.
• The sale and purchase agreement and, once issued, the title deed or preliminary registration certificate.
• The certificate of ownership from the Ministry of Housing or the developer for unregistered units.
• Health insurance and a medical check for residence.
• For family: marriage and birth certificates, legalised and translated into Arabic.

Processing times reported by advisers are roughly three to six weeks, although they vary.

What residency gives you day to day

A residence card lets you open a local bank account, register utilities and a car, sponsor your family and enter and leave Oman without a visa. It does not, by itself, give you the right to work for a local employer, which still needs a work permit, and it is not citizenship.

How R2LUX helps

We match the property to the residence route you want, prepare the ownership documents with the developer and guide the application with the Royal Oman Police. The units below are eligible for owner residence today.