Irfan Investment Group is a strategic investment division focused on business growth and international opportunities.
How to get Oman residency by buying property: the OMR 250,000 five year and OMR 500,000 ten year thresholds, which freehold homes qualify today, ITC ownership rules for foreign buyers, and the step by step process.
Oman grants long term residency to foreign buyers who invest at the published thresholds, and a separate renewable residency to anyone who buys inside an Integrated Tourism Complex. Of the 393 homes we currently have for sale, 106 meet the five year threshold and 36 meet the ten year one. Read which route applies to you before you budget.
Both come from buying property in Oman. They are not the same permit and they do not need the same budget.
Long term, investment threshold applies
Granted against a qualifying investment at the published thresholds: five years from OMR 250,000 and ten years from OMR 500,000. It is renewable, it can include immediate family, and it is the permit people mean when they say Oman golden visa. In our current list 106 homes clear the five year threshold and 36 clear the ten year one.
Available on any ITC purchase
Buying freehold inside an Integrated Tourism Complex carries its own renewable residency for the owner, with no minimum in the hundreds of thousands. This is the route most of our buyers actually use, because our entry price is OMR 35,625 while the Golden Residency starts at OMR 250,000. It is a real residency permit. It is not the Golden Residency, and anyone who tells you otherwise is selling.
Computed from the units we have available today, at the two published thresholds. Every row carries its count so you can see how thin or deep the choice is.
| Community | City | Five year | Ten year | From | Median price |
|---|---|---|---|---|---|
| Al Mouj (The Wave) | Muscat | 92 | 36 | OMR 255,034 | OMR 463,161 |
| Yiti | Muscat | 8 | – | OMR 264,711 | OMR 309,997 |
| Sultan Haitham City | Al Seeb | 4 | – | OMR 362,355 | OMR 362,670 |
| Hawana Salalah | Salalah | 2 | – | OMR 260,000 | OMR 264,300 |
Thresholds are OMR 250,000 for five years and OMR 500,000 for ten, counted over the 393 homes available today. A community with fewer than five qualifying homes is flagged, because a choice of two is barely a choice.
Foreign nationals may take full freehold title in Oman inside designated Integrated Tourism Complexes, and only there. This is not a technicality to skim past: a property outside an ITC cannot give you freehold title as a foreign buyer, whatever the price, and therefore cannot support a residency application built on ownership. Every home in our list sits inside an ITC.
Title is registered with the Ministry of Housing in your own name. Ownership is not time limited and it passes to your heirs. Oman levies no annual property tax and no tax on rental income, which is a large part of why the yield maths works here at all.
A purchase does not make you an Omani citizen and there is no route from property to citizenship. Residency is residency: it lets you live in the country, sponsor immediate family and come and go without a visit visa. Treat anyone marketing an Omani passport against a property purchase as a warning sign.
The order matters. Residency follows ownership, not the other way round.
If the Golden Residency is the goal, the price has to clear the threshold on its own. We will tell you plainly when a unit you like does not qualify.
A reservation agreement, then the payment plan for that development. Off plan and ready stock follow different schedules.
Title is registered at the Ministry of Housing in your name. This is the document the residency application rests on.
The application goes in against the registered title, with the usual identity, medical and background paperwork. We prepare and submit the file.
Immediate family are added as dependants once the principal permit is issued.
The honest case for Oman is not that it is the cheapest residency in the Gulf. It is that the entry ticket is low, the ownership is real freehold rather than a lease, the running costs are unusually light because there is no annual property tax and no tax on rental income, and the country is not yet crowded with foreign buyers. That last point is the part that expires.
The honest case against is just as short. Thresholds and rules are set by the government and can move, our list is a portfolio rather than the whole market, and a residency that depends on ownership ends if you sell. Anyone who presents a property purchase as a guaranteed permit is overselling a process that has conditions.
The published thresholds are OMR 250,000 for five year residency and OMR 500,000 for ten year residency. Of the homes we have available today, 106 clear the five year threshold and 36 clear the ten year one. Cheaper homes still carry the separate ITC investor residency, which is a different permit.
Yes, inside a designated Integrated Tourism Complex. Buyers of any nationality can take full freehold title there, registered at the Ministry of Housing, with no local partner and no time limit on ownership. Outside those zones foreign freehold is not available.
No. There is no route from property ownership to Omani citizenship. What a qualifying purchase gives you is renewable residency for yourself and your immediate family. Be careful with anyone marketing a passport.
Immediate family are added as dependants on the principal holder’s permit once it is issued. Bring the family documents with you at application time rather than afterwards, it is considerably faster.
The residency is tied to the qualifying investment. If you sell and hold nothing else that qualifies, the basis for the permit goes with it. Plan the exit and the permit together rather than separately.
The permit does not require you to relocate, which is why a large share of buyers use it as a second base rather than a full move. Confirm the current residence conditions with us before you rely on that for planning, since these are set by the government and do change.
Oman levies no annual property tax and no tax on rental income. Registration and transaction costs, furnishing and annual service charges are separate and vary by development, so ask for the full cost sheet on any unit before you budget against a headline price.
No. Our entry price is OMR 35,625, well under the OMR 250,000 five year threshold. That home is an excellent purchase and it carries ITC investor residency, but it is not a Golden Residency. We would rather say so here than at the signing table.
Tell us your budget and we will come back with the units that clear the threshold you are aiming at, the ones that do not, and the honest difference between the two routes.
Irfan Investment Group is a strategic investment division focused on business growth and international opportunities.