Oman Golden Residency by property: the current OMR 200,000 minimum for a renewable 10-year permit, qualifying homes, and the application process.
Oman offers a renewable 10-year Golden Residency for qualifying investors and a separate two-year property-owner visa. Of 449 listed homes, 162 have an asking price of at least OMR 200,000. This is a price filter, not confirmation of residency eligibility. Verify the unit, title, completion status and applicant requirements before committing.
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 for a qualifying investment of at least OMR 200,000. The current programme runs for 10 years, is renewable, and can include family. In our current list 162 homes clear the minimum.
For eligible owners of residential units in ITCs
The Royal Oman Police provides a separate two-year visa for owners of residential units in Integrated Tourism Complexes. A purchase or reservation does not automatically issue a permit. Check the completed unit, ownership evidence and application requirements with the authority.
These counts compare current asking prices with the published investment minimum only. They do not verify title, completion, accepted valuation, financing or applicant eligibility.
| Community | City | Homes | From | Median price |
|---|---|---|---|---|
| Al Mouj (The Wave) | Muscat | 75 | OMR 217,100 | OMR 447,759 |
| Yiti | Muscat | 49 | OMR 213,402 | OMR 468,887 |
| Sultan Haitham City | Al Seeb | 33 | OMR 201,280 | OMR 241,000 |
| Jebel Sifah | Muscat | 3 | OMR 209,500 | OMR 212,830 |
| Hawana Salalah | Salalah | 2 | OMR 260,000 | OMR 264,300 |
The price threshold shown is OMR 200,000. Counts cover 449 available homes. Price alone does not establish eligibility; groups with fewer than five homes above the threshold are flagged.
Designated Integrated Tourism Complexes are an established route for foreign property ownership. Other rights depend on the applicable legal scheme and approvals; the ministry also describes property ownership outside ITCs among Golden Residency privileges. Do not assume every listing is an ITC or suitable for your application. Confirm the specific title and permitted rights before purchase.
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. Individuals are not subject to personal income tax through 2027; from 1 January 2028, a 5% tax applies to annual taxable income above OMR 42,000, including rent.
A property purchase does not confer Omani citizenship. An eligible investment may support a residency application, subject to official approval.
The order matters. Residency follows ownership, not the other way round.
Shortlist a home, then verify ownership, completion, accepted investment value and applicant requirements. Confirm the relevant residency route before reserving.
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 case for Oman combines a low property entry price, registered freehold ownership inside ITCs and no annual property tax. Personal income tax starts on 1 January 2028 at 5% above OMR 42,000 of annual taxable income, including rent, so model that rule in any long-term return calculation.
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 current published minimum is OMR 200,000 for a renewable 10-year Golden Residency. Of the homes we have available today, 162 clear it. Cheaper ITC homes may still carry the separate owner residency, which is a different permit.
Foreign buyers must confirm the ownership scheme and approvals for the specific unit. ITCs are an established route, while other rights depend on the applicable rules and investor status. A project name or asking price is not proof of unrestricted freehold ownership.
A property purchase does not confer Omani citizenship. An eligible investment may support a residency application, subject to official approval.
Eligible family members may apply under the relevant route. Confirm dependant eligibility and required documents with the authority; inclusion is not automatic.
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. Individuals are not subject to personal income tax through 2027; from 1 January 2028, a 5% tax applies to annual taxable income above OMR 42,000, including rent. Registration, furnishing and service charges are separate.
Our entry price is OMR 61,635, below the OMR 200,000 investment minimum. A lower-priced completed ITC unit may instead support the separate owner-visa application, subject to its requirements.
Tell us your budget and intended use. We can shortlist homes and help you request the unit documents for an eligibility review.