Your retirement
home in Oman
A complete guide for foreign buyers
Discover how to own a retirement home or second property in Oman. From ITC freehold ownership to residency visas, understand your options as a foreign buyer.
Overview
Retirement and second homes in Oman for foreign buyers
Oman offers one of the most attractive property ownership frameworks in the GCC for foreign buyers seeking retirement homes or second properties. With 100% freehold ownership in ITCs, favourable tax conditions, and clear residency pathways, the Sultanate provides stability and lifestyle benefits that appeal to international buyers.
Why Oman
Why choose Oman for your retirement or second home
Oman combines political stability, a welcoming culture, world-class infrastructure, and a tax-efficient environment. Unlike many regional markets, foreigners enjoy clear ownership rights in designated zones, with none of the restrictions found elsewhere in the Gulf.
Ownership advantages
100% freehold ownership in ITCs
No sponsor or local partner required
Full right to sell, lease, and bequeath property
Inheritable by family members
Residency linked to property ownership
Tax benefits
0% personal income tax (until 2028: 5% on 42k+ OMR)
0% capital gains tax on property sales
0% annual property tax
3% stamp duty at purchase (one-time)
3% municipal tax on rental income
Last updated December 2025
This guide reflects the latest 2024-2025 regulations for foreign property ownership and residency in Oman, including updates to the Investor Residency Program.
In this guide
What you'll learn
Residency through property
Residency tiers for property investors
Oman offers clear residency pathways for foreign property investors. Choose the tier that matches your investment level and residency goals.
10-Year Golden Residency
Premium long-term residency
- Renewable indefinitely while investment maintained
- Sponsor spouse, children, and parents
- 100% freehold ownership in ITC
- No local sponsor required
- Priority government services
5-Year Investor Residency
Entry-level investment visa
- Renewable indefinitely while investment maintained
- Sponsor spouse, children, and parents
- 100% freehold ownership in ITC
- No local sponsor required
Retirement Residency
For retirees aged 60+
- Must be aged 60 or older
- 2 years prior work in Oman required
- 3 months bank statements from Omani bank
- Property title deed or residential lease required
Tax-efficient ownership
All residency tiers benefit from Oman's favourable tax environment: 0% personal income tax (until 2028), 0% capital gains tax, and 0% annual property tax. A one-time 3% stamp duty applies at purchase.
Where to buy
Integrated Tourism Complexes for foreign ownership
Foreigners can purchase freehold property in government-designated Integrated Tourism Complexes (ITCs). These developments offer world-class amenities, beachfront or hillside locations, and clear ownership rights.
Al Mouj Muscat
Oman's premier waterfront destination featuring a marina, golf course, beach, hotels, and over 4,000 residential units. The flagship ITC development.
Muscat Bay
Exclusive beachfront development nestled in a natural bay with crystal-clear waters. Villas and apartments with direct sea access.
Muscat Hills
Elevated golf community with stunning mountain and sea views. Championship golf course designed by Greg Norman.
Jebel Sifah
Coastal resort development southeast of Muscat. Managed by Shangri-La with luxury amenities and water sports.
Hawana Salalah
Southern Oman's premier development in the tropical Dhofar region. Escape the summer heat with the famous khareef monsoon.
AIDA
Luxury development in Muscat featuring contemporary architecture and premium amenities in an elevated hillside setting.
Why invest
Benefits of owning property in Oman
Beyond the financial advantages, Oman offers a unique combination of lifestyle, safety, and accessibility that makes it ideal for retirement and second homes.
Tax-efficient environment
No personal income tax (until 2028), no capital gains tax, no annual property tax. Only a one-time 3% stamp duty at purchase.
100% freehold ownership
Full ownership rights in ITCs including the right to sell, lease, and pass to heirs. No local partner required.
Family sponsorship
Sponsor your spouse, children (no age limit if unmarried), and parents under the same residency visa.
Quality healthcare
Access to modern hospitals and clinics. The UHIP/Dhamani health insurance system covers residents.
International schools
British, American, and IB curriculum schools available in Muscat. Ideal for families.
Strategic location
Direct flights to Europe, Asia, and Africa. 7-hour flight to London, 4 hours to Dubai, 5 hours to Mumbai.
Political stability
Oman is known for its neutral foreign policy and stable government. Safe environment for families.
Natural beauty
From wadis and mountains to pristine beaches and desert. Year-round outdoor lifestyle opportunities.
How to buy
Step-by-step buying process
The process for foreigners to purchase property in Oman is straightforward, particularly in ITCs where the framework is well-established.
Research and shortlist
Research and shortlist
Identify your preferred ITC development and property type. Consider location, amenities, and investment potential.
- Define your budget and goals
- Research ITC options
- Consider proximity to amenities
- Evaluate rental potential if relevant
Engage an advisor
Engage an advisor
Work with a reputable property advisor who understands the foreign buyer process and can guide you through logistics.
- Verify advisor credentials
- Request property shortlist
- Arrange viewing trip
- Understand the timeline
Visit and select property
Visit and select property
Visit Oman to view shortlisted properties. Many buyers combine this with exploring the lifestyle and area.
- Tour multiple developments
- Meet with developers
- Understand payment terms
- Review contracts carefully
Reserve and contract
Reserve and contract
Pay a reservation deposit and complete due diligence before signing the Sales and Purchase Agreement (SPA).
- Pay reservation (typically 10%)
- Engage lawyer for contract review
- Complete due diligence
- Sign SPA
Complete purchase
Complete purchase
Pay the balance according to the payment schedule. Off-plan purchases typically have milestone-based payments.
- Follow payment schedule
- Transfer funds to Oman
- Pay 3% stamp duty
- Complete registration
Register and apply for residency
Register and apply for residency
Once registered, apply for your residency visa based on your investment tier. The title deed is key documentation.
- Receive title deed (Mulkia)
- Gather residency documents
- Apply through ROP
- Receive residency card
Common questions
Frequently asked questions
Quick answers about retirement and second home ownership in Oman for foreign buyers.
Any foreigner can purchase property in Integrated Tourism Complexes (ITCs). Outside ITCs, foreign ownership is restricted to GCC nationals, though Golden Visa holders may have expanded rights subject to Ministry approval.
OMR 200,000 (~$520,000) for a 10-year renewable residency. The investment must be in an approved ITC property.
Yes, ITC property owners have full rights to rent their property. A 3% municipal tax applies to rental income. Many developments offer property management services.
A one-time 3% stamp duty at purchase, plus 3% municipal tax on rental income. There is no annual property tax, no capital gains tax, and no personal income tax (until 2028 when 5% applies to income over OMR 42,000).
Yes, all residency tiers allow you to sponsor your spouse, unmarried children (no age limit), and parents. Each dependent receives their own residency card.
No, the investor residency allows you to enter and exit freely. Unlike some countries, you can stay outside Oman for extended periods without losing your residency status.
A specific visa for those aged 60+ with stable income of OMR 4,000/month and 2+ years prior work experience in Oman. Proof includes bank statements and property ownership or lease.
Yes, several Omani banks offer mortgages to foreign buyers, particularly residents. Typical terms include 70-80% LTV, up to 25 years, and rates from 3.5-7%. A 20-30% down payment is typically required.
Very safe. Oman consistently ranks as one of the safest countries globally. The Sultanate is known for political stability, low crime, and a welcoming attitude toward expatriates.
Oman has modern healthcare facilities. Private hospitals like Starcare, Badr Al Samaa, and Muscat Private Hospital offer quality care. Health insurance (UHIP/Dhamani system) is available for residents.
Continue learning
Related resources
Explore these guides to complete your understanding of retiring or owning a second home in Oman.
Residency
Visa and residency guide
Complete guide to residency routes including Golden Visa through property investment.
Buyer's guide
Buying property in Oman
Comprehensive guide to the property purchase process for international buyers.
Lifestyle
Living in Oman
What to expect from life in Oman as an expat or property owner.
Costs
Property costs and taxes
Breakdown of all costs involved in purchasing and owning property.
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Our team specializes in helping international buyers navigate property ownership in Oman. Get personalized guidance on residency, ownership, and the best developments.