Oman Vision 2040
The property opportunity map
for buyers and investors
Discover how Oman's strategic transformation is creating sustainable real estate investment opportunities across tourism, logistics, and urban development.
Vision 2040 overview
What Vision 2040 is and why property buyers should care
Vision 2040 is Oman’s long-term national roadmap led by His Majesty Sultan Haitham bin Tarik. It focuses on diversifying the economy away from oil, empowering the private sector, and developing sustainable, world-class cities. For property buyers, it signals where infrastructure and demand will concentrate over the next two decades.
Buyer-first overview
Vision 2040 is a growth map
For property buyers, Vision 2040 highlights the locations and sectors poised for government support and private investment. By understanding these priorities—tourism, logistics, and urban renewal—you can identify areas with strong long-term appreciation potential.
The goals that affect property
Economic diversification driving job creation in new hubs
Sustainable urban development in Muscat and creating new cities
Tourism expansion targeting 11.7 million visitors by 2040
Foreign ownership liberalization to attract global capital
How it moves the market
New demand centers emerge around logistics and tourism zones
Premium valuations for sustainable and smart city developments
Rental yields supported by growing expat workforce and tourism
Long-term capital growth in areas receiving infrastructure priority
Last updated
December 2025. Vision targets and project timelines are active. Use this guide to align your investment strategy with Oman's national goals.
Contents
Navigate this guide
Timeline
Milestones that matter
Vision 2040 is executed through Five-Year Plans. We are currently in the 10th Five-Year Plan (2021-2025), focusing on fiscal balance and economic stimulation.
- 1
Phase 1: 2021-2025
Fiscal Sustainability & Stimulation
The foundation phase. Focusing on reducing public debt, improving credit ratings, and enacting business-friendly laws (FCIL, Labor Law).
Monitor credit rating upgrades (S&P, Fitch, Moody's)
Look for early movers in Special Economic Zones
Validate regulatory changes for foreign ownership
Investor Note: This phase often involves fiscal tightening (taxes, subsidy removal) which can impact disposable income initially.
- 2
Phase 2: 2026-2030
Economic Diversification & Growth
Accelerating non-oil growth. Major projects in tourism, logistics, and hydrogen come online. Population growth in key hubs becomes visible.
Focus on areas surrounding operational economic zones
Target residential units near completed tourism projects
Assess the impact of the Muscat Metro (if confirmed)
- 3
Phase 3: 2031-2040
Sustainable Prosperity
Realizing the full vision. A diversified economy, world-class education and health, and a top-20 global innovation ranking.
Long-term hold in established, high-demand urban centers
Focus on premium, sustainable assets
Capitalize on mature tourism markets
Demand drivers
The signals that matter for property
Use these drivers as a filter. Every property you shortlist should have an explanation for why demand exists today and why it stays durable over time.
Job creation and economic zones
Vision 2040 prioritizes logistics, manufacturing, and tourism jobs. Follow the employment hubs—where people work is where they rent.
Proximity to Special Economic Zones (SEZAD, Sohar, Salalah)
Corporate HQ relocation plans
Growth in private sector employment
Tourism and short-term stay
With a target of 11.7 million visitors, hotel and short-stay demand will rise. But this is location-specific (coastal, heritage, adventure).
Proximity to major attractions
Seasonality of tourism demand
Competition from new hotel supply
Infrastructure and connectivity
New roads, airports, and public transport (like the Muscat Metro) re-rate connectivity. Areas that become easier to reach gain value.
Confirmed infrastructure projects
Commute time reductions
Walkability improvements
Supply pipeline
Vision 2040 enables large-scale master plans. An oversupply of generic units can cap rents. Unique, well-managed assets hold value better.
Future supply in the immediate area
Differentiation of the project
Developer track record
If you want the full buyer playbook
For eligibility, due diligence, costs, and the step-by-step process, use the complete buying guide.
Key Projects
Strategic projects driving demand
These developments define the future urban and economic landscape of Oman. They are centers for investment, living, and tourism.
Sultan Haitham City
A Legacy for the Future
A 14.8 million sqm smart city designed to house 100,000 people. It represents the future of urban living in Oman with a focus on sustainability and quality of life.
AIDA
Elevated Living
Perched on the cliffs of Yiti, AIDA offers breathtaking views, a Trump International Golf Club, and luxury residences. It targets the high-net-worth segment.
Khazaen Economic City
The Integrated Economic City
A major logistics and industrial hub connecting Muscat, Sohar, and the interior. It includes a dry port, fruit and vegetable market, and residential zones.
Al Mouj Muscat
Life Inspired
Oman's first and most successful ITC. A fully integrated community with a marina, golf course, hotels, and retail. A benchmark for quality and lifestyle.
Where to buy
A practical location framework for buyers
Vision 2040 does not make every location equal. Use this framework to decide where demand is most likely to be durable for your objective.
Employment-led districts
Best when your plan is yield or liquidity. Focus on established hubs like Muscat's CBD, Seeb (near improved infrastructure), and upcoming zones like Khazaen.
Look for proximity to major employers and transport links
Underwrite net yield after service charges and vacancy
Prefer layouts that match local working professionals' demand
Tourism and lifestyle destinations
Best when your plan is lifestyle plus investment. Integrated Tourism Complexes (ITCs) like Al Mouj, Hawana Salalah, and AIDA offer foreign ownership and residency.
Confirm freehold status and residency eligibility
Model conservative occupancy for short-term lets
Treat management quality and community fees as key factors
New districts and off-plan supply
Best when your plan is growth. Projects like Sultan Haitham City offer early-entry pricing but come with delivery risk.
Insist on clear handover definitions and delay remedies
Prefer milestone-linked payments
Validate developer delivery history (e.g., government-backed)
A simple decision rule
If you cannot explain the tenant and the exit, do not buy
A property is a financial product. Your downside protection is liquidity and a clear rental plan. If either is unclear, treat the risk as unpriced.
Quick check
Before you reserve, validate eligibility and permitted zones for the specific asset and your buyer profile. If you need the full process, use the buyer guide.
Strategy
Turn vision into action
Vision 2040 provides the roadmap, but successful investing requires disciplined execution. Focus on fundamentals, not just headlines.
Focus on fundamentals
Ensure the property works on today's numbers, not just future promises. Check connectivity, amenities, and build quality.
Verify current infrastructure and access
Assess immediate rental potential
Check developer track record and delivery history
Align with growth sectors
Invest where the government and private sector are spending. Tourism, logistics, and manufacturing hubs will drive housing demand.
Follow the jobs: where are new employers locating?
Follow the tourists: where are the new hotels and attractions?
Follow the infrastructure: where are the new roads and utilities?
Due diligence
Before you commit
Planner
Stress-test your assumptions
Use this scenario planner to see how fees, vacancy, and appreciation affect your 5-year outlook. Vision 2040 sets the stage, but the deal details determine the profit.
Inputs
Outputs
Cost breakdown per year
Note This tool does not include purchase taxes, financing costs, legal fees, or one-off setup costs. Use the buyer’s guide cost calculator for a complete all-in view.
FAQ
Vision 2040 questions investors ask
Straightforward answers to help you navigate the opportunity.
Vision 2040 directly impacts real estate by creating new demand drivers through economic diversification, tourism growth, and urban development.
It shifts focus to high-quality, sustainable developments and integrated communities, particularly in ITCs and new urban centers like Sultan Haitham City.
- Increased demand for residential units in new economic hubs
- Growth in short-term rental market driven by tourism targets
- Appreciation potential in areas with significant infrastructure upgrades
Oman operates a stable, neutral political environment and has strengthened its legal framework for foreign investment under Vision 2040.
The introduction of the Foreign Capital Investment Law and 100% ownership in many sectors, alongside clear property ownership rules in ITCs, provides a secure environment.
- Clear legal title in ITCs (Freehold)
- Robust regulatory oversight by the Ministry of Housing
- Stable currency pegged to the US Dollar
Several flagship projects embody Vision 2040 ambitions. Sultan Haitham City is a model for sustainable urban living. AIDA in Yiti represents the new wave of luxury tourism living.
Other key areas include the regeneration of Mina Sultan Qaboos and the expansion of integrated tourism complexes in Salalah.
- Sultan Haitham City: Smart, sustainable urban living
- AIDA: Luxury golf and coastal tourism community
- Al Mouj Muscat: established premier lifestyle destination
- Salalah Beach: growing tourism hotspot
Yes, attracting foreign talent and investment is a key pillar. The Investor Residency Program (Golden Visa) allows 5 and 10-year renewable residency for property investors.
This provides long-term stability for investors and their families, aligning with the vision's goal of an inclusive society.
- 10-year Golden Residency for investments over OMR 200,000
- 5-year residency for lower thresholds (verify latest rules)
- Property-linked residency for ITC purchases
Ready to move forward? Check our buyer's guide or browse properties to start your journey.
Continue learning
Related resources
Essential reading for investors aligning with Oman Vision 2040.
Buying
Buying Property Guide
A complete guide to foreign ownership rules and processes in Oman.
Destinations
Area Guides
Deep dives into Muscat, Salalah, and key investment zones.
Residency
Visa and Residency
Learn about the Golden Visa and property-linked residency options.
Analysis
Market Insights
Stay updated with the latest trends and data from the Omani market.
Next step
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