Oman Property Residency Rules in 2026: What Buyers Should Check

By BuySellOman Editorial | Published and reviewed: 5 November 2026

Buying eligible property in Oman can provide a route to apply for residency, but it is not a guaranteed lifetime visa. The property's ownership status, certification from the competent authority and Royal Oman Police approval matter more than a headline price. An off-plan payment plan is not an immigration decision.

What changed in June 2026?

Royal Oman Police Decision 87/2026 amended the executive regulations of the Foreigners' Residence Law. Oman Observer's report, published on 25 June 2026, describes sponsor-free property-owner residency for owners of registered units and certain units awaiting registration, based on certification from the competent authority. It also addresses legal representatives of entities owning units. Read the amendment report.

The report states that ownership-linked residency ends when title is transferred through a legal act transferring ownership. The linked residency of accompanying spouse and relatives also ends. A buyer should plan for lawful immigration status before selling or transferring the property.

The amendment should not be read as blanket permission for every foreign national to buy every type of land or property anywhere in Oman. The right to purchase the specific asset must still be checked independently.

Entry visas and residence permits are not the same

The report describes a buyer visa for a building plot or a unit awaiting registration. Its validity of six months to one year, renewable for a similar period, and stays of up to three months per entry relate to that entry visa. Those figures should not be presented as the duration of every property-owner residence permit.

The official Gov.om property-owner residence visa service separately describes a two-year residence visa for residential-unit owners within Integrated Tourism Complexes. That service page was last updated on 5 August 2025, before the amendment. Check with Royal Oman Police which route and conditions apply to your case today.

Is US$70,000 the minimum for a visa?

There is no basis in the sources above for treating an advertised US$70,000 property price as a universal residency threshold. Property asking prices and immigration programme requirements are different. Other investor and Golden Residency programmes also have their own eligibility rules; do not mix them with the property-owner route.

Before reserving a unit, request written confirmation of the permitted ownership arrangement, applicable residency route, required authority certificate and current fees. Do not rely on a salesperson's assurance that a particular price guarantees a permit.

Does a 30% deposit qualify an off-plan buyer?

The amendment report covers some units whose registration is incomplete, based on competent-authority certification. It does not establish that every buyer paying 30% automatically qualifies. Ask who issues the certificate, whether the specific unit is covered and whether further registration or payment conditions apply.

What should a buyer prepare?

The official ITC owner-visa service lists a passport copy, personal photo, ownership document and a letter identifying the property location. The page also includes additional application conditions. Read the current service instructions and confirm the complete requirements with Royal Oman Police; a short online checklist is not a substitute for case-specific advice.

For an off-plan or unregistered unit, ask the competent authority what certification is required. For accompanying family members, confirm the relationship documents, eligibility controls and the effect of a later title transfer.

Frequently asked questions

Is property-linked residency permanent?

Do not describe it as an unconditional permanent or lifetime visa. Permit validity, renewal conditions and continued eligibility must be confirmed. Ownership-linked residency ends on title transfer under the reported amendment.

Can I work automatically after receiving an owner permit?

Do not assume that residence permission grants employment authorisation. Confirm separate employment or business licensing requirements with the relevant authorities.

Will my family automatically receive permits?

The amendment addresses accompanying family members, but applications and eligibility controls still apply. Confirm the documents and conditions for each family member.

Does the visa transfer automatically to the new owner or heirs?

Do not assume automatic transfer. The reported rule ends the previous owner's linked residency on title transfer. The new owner or heirs must establish their own lawful eligibility and obtain the required approvals.

Explore property with the right checks

Compare Sohar properties, Salalah properties, Jebel Sifah and Muscat / Central 7. For current availability, contact BuySellOman or call/WhatsApp +968 7681 0368. We can help with the property search; obtain immigration advice and approval from the proper authorities.

This guide is informational, not legal or immigration advice. Rules and application practices may change. Sources checked on 5 November 2026; the older government service page and the newer amendment report should be read together and confirmed with Royal Oman Police.