Oman Golden Visa & Residency Guide
Secure a 10-year renewable residency for your family by investing OMR 200,000 in Oman’s premium real estate. A straightforward path to stability and 100% ownership.
As of late 2025, the most direct property-linked route to long-term residency is the Oman Golden Visa. It requires a property investment of OMR 200,000 and grants a 10 year renewable residency for you and your immediate family. Requirements and eligibility can change so always verify the latest rules via official channels before committing funds.
Residency overview
How residency connects to buying property
Residency decisions change what you should buy and how you should buy it. With the new OMR 200,000 Golden Visa threshold, more investors are finding a permanent home in Oman. This page helps you build a practical framework, then validate the details for your situation through official channels.
When this matters most
You want family relocation or schooling options
You need long-term flexibility beyond tourist stays
You are planning a business presence in the Sultanate
You want your property plan aligned with residency requirements
What to verify early
Eligibility for the Golden Visa route
Permitted property types (ITC) vs location
Document requirements and realistic timelines
Whether you can apply remotely and what your bank requires
Last updated
December 2025. Requirements and processing steps can change. Use this guide as a framework, then verify the current requirements for your route and property.
Contents
Navigate this guide
Planner
Find your best starting point
This tool helps you shortlist what to research and what to verify. It does not confirm eligibility.
Your recommendation
Invest with a residency-aware strategy
Do not let residency push you into the wrong asset
Ensure the property value meets the OMR 200,000 threshold
Build a one-page checklist for each unit and compare net outcomes
Plan for remote signing steps, document legalization, and bank compliance time.
Note Residency rules and thresholds can change. Treat this as a planning tool, then validate the current route requirements for your profile and the exact property you want to buy.
Process
A clean sequence from shortlist to setup
Use this as your checklist. Your goal is to keep optionality until the right checks are complete.
- 1
Define your objective and route assumptions
Start with a clear goal. The Golden Visa requires a specific investment level. Ensure your budget aligns with the OMR 200,000 threshold.
Choose goal live, invest, family, business
Confirm budget availability for the 200k threshold
List your non-negotiables schooling, work, timeline
- 2
Shortlist locations and properties that fit
Focus on Integrated Tourism Complexes (ITCs) for unrestricted foreign ownership. Ensure the property value is certified to meet visa requirements.
Verify permitted zones (ITC) for your profile
Underwrite net outcomes after fees and rules
Prefer buildings with strong management and sensible charges
- 3
Prepare documents and banking readiness
Most delays come from documents and banking. Prepare your proof of funds and source of funds narrative early.
Identity documents and certified copies
Proof of funds and source of funds narrative
Translations or legalization if required
- 4
Complete the purchase with clean paperwork
Ensure the title deed is issued in your name. This is the primary document for your residency application.
Contract review and clear remedies
Ownership and registration documentation
Obtain the title deed (Mulkia)
- 5
Submit and follow the official steps
Submit your Golden Visa application through the Ministry of Commerce, Industry and Investment Promotion (MOCIIP) or relevant police channels.
Submit application with title deed
Complete medical and security checks
Receive your residency card
- 6
Setup and long-term operating plan
Residency is not only approval. It is ongoing practical setup such as utilities, banking, insurance, and property management.
Utilities, insurance, and management setup
A realistic rental plan if you will not occupy full time
Document your assumptions for future decisions
Routes
A route map for property buyers
A residency plan is three separate questions you must answer in the right orderRight to stay (your visa/residency route) → right to own (ownership eligibility for your buyer profile + asset + location) → right to operate (work/business rules if relevant).
Route family
Common fitGolden Residency (10 Years)
The gold standard for investors. Requires OMR 200,000 property investment. Grants 10 years, renewable, self-sponsored.
Good for long-term stability, family relocation, retirees
Property impact must meet OMR 200k value threshold
Key checks property valuation, title deed issuance, medical tests
Route family
ExplorationInvestor Visa (Standard)
For those forming companies or making smaller investments. 2 year renewable residency linked to your business entity.
Good for business owners, entrepreneurs
Property impact can own property but residency is tied to company
Key checks capital requirements, ministry approvals
Route family
ExplorationEmployment-linked residency
Tied to your employer. Valid for 2 years. Best if you are moving for a specific job offer.
Good for professionals with job offers
Property impact separate from residency status
Key checks employer stability, NOC for transfers
Route family
ExplorationShort-stay / Tourist
For exploration. 14 to 60 days depending on nationality. Not for living.
Good for initial viewings and due diligence
Property impact none
Key checks stay limits, non-renewable in country
The buyer-first decision sequence
- 1
Define your objective
Live, invest, relocate family, operate a business, or combine them. The objective drives constraints.
- 2
Choose a route family
Sponsor-tied vs sponsor-free is the key structural choice. Then validate the current official rules for your exact route.
- 3
Validate ownership eligibility before you reserve
Ownership rules can vary by buyer profile, location, and asset type. Confirm you can own the exact unit where you want to buy.
- 4
Plan your evidence and timeline
Most delays are documentation and banking readiness (KYC/AML, source of funds), not the property itself.
Official starting points
Use these to confirm current requirements, fees, and definitions. Then use our buyer tools to model timelines and property decisions.
- Invest in Oman (MOCIIP)
- Ministry of Foreign Affairs visa platform (MOFA)
- Ministry of Housing and Urban Planning
- Oman Tax Authority
Want the property buyer version of this? Use the buyer’s guide to model transaction steps and costs, then come back here to keep residency checks aligned.
Reminder Requirements and benefits vary and can change. Use this section to understand differences, then verify the current official rules for the route you choose.
What is an ITC?
Integrated Tourism Complexes (ITCs) are the key to foreign ownership.
In Oman, non-GCC nationals can buy freehold property with 100% ownership rights only in designated zones called Integrated Tourism Complexes (ITCs). Buying in these zones is safe, regulated, and automatically comes with residency eligibility if the value exceeds the OMR 200,000 threshold.
100% Freehold Ownership for life
Automatic residency eligibility (family included)
Right to sell or rent freely
No local partner required
Key ITC Locations
Al Mouj Muscat
The premier waterfront community with golf, marina, and luxury retail.
Muscat Bay
secluded resort village nestled between the Hajar mountains and the sea.
Jebel Sifah
A destination marina town with boutique hotels and open spaces.
Hawana Salalah
Oman's largest tourism destination in the tropical south.
AIDA Oman
Elevated residential and golf community on the cliffs of Yiti.
*Only properties within these zones qualify for the Golden Visa for non-GCC nationals.
How it works
Residency routes explained for property buyers
The short version is clear. Buying property in an ITC for over OMR 200,000 unlocks the Golden Visa. Buyers choose a residency route first (Golden Visa, Standard Investor, or Employment), then buy property that fits the investment criteria.
Golden Visa (Premium Residency)
The top tier. Invest minimum OMR 200,000 in property. Get 10 years for you and family. Self-sponsored. Work allowed. Ownership of one property outside ITC permitted (with conditions).
Good for permanent safety and family
Property OMR 200k minimum value
Risk must hold property to keep visa
Standard Investor Visa
Linked to company formation or lower investment thresholds. 2 years renewable. Good for active business owners who might rent or buy flexible assets.
Good for business owners
Property optional
Risk tied to company standing
Employment Visa
Tied to your job. If you leave your job, you leave the country or find a new sponsor. Property ownership is allowed but does not grant the visa itself in this category.
Good for employees
Property separate investment
Risk job loss equals visa loss
What buyers should verify
Route rules
- Your exact eligibility (profile, dependants, background checks, documentation)
- Whether the route is sponsor-tied or sponsor-free
- Whether you can apply remotely and what appointments are required
Property fit
- Ownership eligibility for your buyer profile and the specific asset/location
- Value certification for Golden Visa threshold (OMR 200k)
- Whether your paperwork (title/registration) will support the route you’re pursuing
Banking & source of funds
- What your bank needs (statements, employment docs, sale-of-asset proofs, etc.)
- Transfer timeline and limits (and contingency if delayed)
- KYC/AML questions you can answer cleanly with evidence
Costs beyond the purchase price
- Transaction tax/fees (3%) and legal review
- Translations/attestation and medical/insurance where relevant
- Ongoing costs service charges, management, utilities
Official sources to check first
Rules and fees change. Use official portals for the current version of the truth, then treat everything else (including this guide) as planning context.
- Invest in Oman (MOCIIP)
- Royal Oman Police (Visa)
- Oman Tax Authority
- Ministry of Housing (Ownership laws)
If you want, send me the route you’re considering and your target city + budget and I’ll adapt this page’s checklist to that scenario (without making up thresholds).
Benefits
Why Choose the Oman Golden Visa?
A Tier-1 residency program for investors and their families
10-Year Renewable Residency
Stability for the long term, renewable indefinitely as long as you hold the investment
Full Family Sponsorship
Include spouse, children (no age limit if unmarried), and parents
Right to Work & Invest
Work in Oman or establish your own business without a sponsor
Tax Efficiency
0% personal income tax and no capital gains tax on property
Freedom of Movement
Enter and exit Oman freely; stay outside for >6 months allowed
Premium Lifestyle
Access to international schools, world-class healthcare, and high quality of life
100% Foreign Ownership
Full ownership rights in ITCs and specified non-ITC areas for Golden Visa holders
Bank Account Opening
Streamlined process for personal and corporate bank accounts
Ready to browse properties?
Use our search to find properties that meet the OMR 200,000 threshold.
Costs
Build a residency-aware budget
This is a planning tool. Use it to separate purchase transaction costs, residency/admin setup, and ongoing holding costs. Enter your verified deal-specific rates and numbers before you commit.
Inputs
Purchase transaction assumptions
Enter the current tax/fee rates for your transaction. Registration fees are typically 3% for property. Golden Visa fees are separate.
Ongoing holding costs (annual)
Useful for investment reality checks. These are property operating costs, separate from residency/admin setup.
Outputs
Breakdown
How to use this Confirm transaction taxes/fees via Ministry of Housing and your conveyancer. Then use the buyer’s guide to sanity check the end to end purchase sequence and documentation.
Documents
A checklist you can reuse
Use this as a working list. Document requirements vary by route and profile, so confirm the final list for your application.
FAQ
Visa and residency questions buyers ask
Clear answers focused on buying decisions and practical steps.
Yes, if you meet the specific investment threshold. The Golden Visa program now allows for a 10 year renewable residency with a property investment of OMR 200,000. Properties must be within designated Integrated Tourism Complexes (ITCs) for non-GCC nationals.
As of late 2025, the minimum property investment requirement for the 10 year renewable Golden Visa is OMR 200,000. This is a unified threshold designed to attract global investors.
Non-Omani (and non-GCC) citizens are generally restricted to owning property within Integrated Tourism Complexes (ITCs). However, Golden Visa holders may be eligible to own a single property outside these zones in specified areas, subject to Ministry approval.
The Golden Visa covers the main applicant and extends to immediate family members, including spouse and children, allowing them to live in Oman without a sponsor.
Next step build a shortlist you can verify
Use the buyer’s guide to plan the purchase mechanics, then shortlist properties and validate route constraints against the exact unit and documentation.
Continue learning
Related resources
Strong next steps for buyers planning residency and property together.
Buying
Buying Property Guide
The end-to-end buying process due diligence, contracts, fees, and common pitfalls.
Properties
Browse Properties
Shortlist opportunities, then validate route constraints against the exact unit and location.
Locations
Area Guides
Context on neighborhoods, livability, and demand drivers that affect both lifestyle and investment outcomes.
Macro
Vision 2030 Investment Guide
Demand drivers, giga-projects, and what policy changes can mean for buyers and investors.
Next step
Align your property plan
with residency
The goal is clarity. Choose a route framework, validate eligibility for your exact situation, then shortlist properties that fit the requirements and still work as investments.