Oman Clarifies Foreign Property Rules: Does a Long-Term Residency Permit Give Expats Automatic Land Ownership Rights?

There have been many discussions among Omanis and foreign property investors regarding the recent changes/rounded-up rules in residency. They thought that they could get a long term residency permit, or the new “Owner” residence visa, and then own any property in the Sultanate.

The Ministry of Housing and Urban Planning has now officially stated that this is not the case. The new rules on immigration do permit Oman’s foreigners who have good credentials to migrate to the country, but they do not alter the laws surrounding land ownership.

View this post on Instagram

A post shared by Muscat Daily (@muscatdaily)

Why Did the Confusion Begin?

The error came after the introduction of Royal Oman Police Decision No. 87/2026, which aims to grant property owners a sponsor-free residency permitting those who buy foreign property in the country.

This regulation states that any expatriates who buy a completed residential unit or an approved residential plot can apply for a residence permit without any employer sponsorship and it could be extended every two years to all the members of the family.

The easier the residency now seemed to be, there were many reports which claimed that residence land acquisition was now open to foreigners in any part of Oman. Subsequent inquiries by the government have confirmed that this is not so.

Residency and Property Ownership Are Two Separate Rights

The MOHUP in Oman noted that there are different laws with regard to eligibility for residency and land ownership.

The new Owner Residence Permit is only valid after the eligible property is bought, which therefore defines the immigration status of the expatriate. It does not alter or extend the current laws concerning legality of foreign nationals on purchasing real estate.

Restraints on foreign ownership remain in full effect outside specially designated zones for investment.

Where Can Foreigners Legally Buy Property in Oman?

Foreign nationals continue to be limited in their ability to buy property from outside Oman, in government designated developments which permit foreign freehold. The foremost categories are:

Integrated Tourism Complexes (ITCs)

Inter-national potential buyers continue to prefer Integrated Tourism Complexes as the best alternative. These masterplanned properties allow for 100% foreign-freehold ownership and its proximity to first-class residential communities, hotels, marinas, golf courses and lifestyle amenities.

Popular developments by ITC are Al Mouj Muscat, Muscat hills, Muscat bay, Jebel Sifah and Hawana Salalah.

Approved Future Cities

Foreign investors can also buy land in future city developments which are approved to enable long term urban expansion and foreign investment. They are Sultan Haitham City, Al Thuraya City and Al Jabal Al Aali, all based on their respective regulations.

Integrated Residential Neighborhoods

Qualifying foreign ownership of selected government-backed residential projects, such as Surouh is also allowed through approved development guidelines.

Areas That Remain Restricted

For expatriates, it is usually possible to buy property only outside the approved developments, or in agricultural land or commercially-prohibited areas. The clarification states the recent residency changes are not about to go away.

New Owner Residence Permit

Owner Residence Permit, which is sponsor free, is an easier alternative to being a property owner that can qualify for residency.

The eligibility of residence by ownership is given to buyers based on the possession of an approved property, rather than employer sponsorship. The program is also appealing for long-term residents and overseas investors as first-degree family members can apply as well under the same residency criteria.

What Happens If the Property Is Sold?

An important condition imposed by the authorities is that the residence permit will only be issued as long as the applicant owns the property which is approved.

Owner Residence Permit and any other residence permits shall expire automatically if the property is sold, transferred or property ownership is terminated.

Potential buyers must, therefore, consider it not only a real estate investment, but also the basis for an individual’s rights of residence.

What This Means for Foreign Investors

The government’s clarification will put boosts in the minds of foreign buyers who are interested in buying property in Oman, a booming rapidly developing real estate market.

Foreign investors still have great deals in approved freehold developments and have simplified residency provisions in the newly implemented regulations.

Concurrently, the clarification reiterates Oman’s maintaining of the existing law in the country and its provision for attracting foreign investments by the sponsorship of dedicated projects.

FAQs

Will foreign nationals granted a long term residence become eligible to buy land anywhere in Oman?

No. A residence license does not necessarily extend to foreign nationals to acquire rights of ownership over all land in Oman, confirms the Ministry of Housing and Urban Planning.

What is OVEP (Owner Residence Permit)?

The Owner Residence Permit is a type of residency granted by the Sultanate of Oman to Prequalified foreigners who acquire approved property in designated developments in Oman without needing any residency/sponsorship.

In what part of Oman may expatriates lawfully acquire property?

Foreign nationals can buy property in government approved Integrated Tourism Complexes (ITCs), the areas of development which are to become cities, and in selected integrated residential neighbourhoods approved by the government.

Explore More Must-Reads

Explore current vs savings account differences?
Discover how choosing between current and savings accounts can impact your daily banking and long-term financial planning.

Explore Cairo living costs 2025–2026 trends?
Check how rising expenses and inflation are shaping everyday life and budgeting in Cairo for residents.

Explore Amman jobs and living reality?
Discover real salaries, job opportunities, and actual living costs in Amman before making a move.

Explore best countries for Arabs 2026?
Check top destinations, visa options, and opportunities for Arabs planning to relocate in 2026.

Explore Morocco gig economy earnings and taxes?
Discover platforms, income potential, and tax rules shaping Morocco’s growing gig economy.