Freehold Conditions for Foreigners in Real Estate in the Sultanate of Oman 2026: June Updates

The conditions for freehold ownership for foreigners in real estate in the Sultanate of Oman have recently seen the most significant legislative development since the establishment of the land registry system applied for 28 years. A new royal decree redefines who can own real estate and where, followed the next day by a decision from the Royal Oman Police introducing an entirely new type of residence for property owners. Here is a guide explaining the conditions for freehold ownership for foreigners in Oman, what has effectively changed, what remains pending, and what this development means for anyone considering purchasing real estate in Oman today.

New Legislative Development: Land Registry Law 56/2026

In June 2026, Royal Decree No. 56/2026 was published to establish the new land registry law, officially repealing the old land registry system published under Royal Decree No. 2/98, which governed the Omani real estate market for 28 consecutive years.

The main impact of this law concerning freehold ownership for foreigners in Oman: it is now possible for non-Omanis to register land and properties in their name in cases that go beyond what was previously reserved only for Integrated Tourism Complexes (ITC), representing a geographical extension of freehold ownership for foreigners that was not as clear before the law.

Although the decree has been officially published, the detailed implementing regulation to be issued by the Ministry of Housing and Urban Planning, which will define the precise mechanisms and conditions of this extension, is still pending as of the writing of this article.

Owner Residency and Owner Visa: The New Residence Facility in Oman 2026

Directly alongside the land registry law, the Royal Oman Police issued Decision No. 78/2026 amending the implementing regulations of the foreign residency law, introducing two new types of documents directly linked to real estate ownership:

Owner Visa: Granted without a sponsor to a foreigner owning a real estate unit based on a certificate issued by the competent authority. Entry into the Sultanate is required within three months of issuance. It is also granted to the legal representatives of the corporate entity (company) owning the unit.

Owner Residency: Granted without a sponsor to a foreigner who owns a registered real estate unit, or even a unit whose registration is not yet finalized, based on the same official certificate. This detail is particularly important, as the residency does not wait for the finalization of the registration but is granted on the basis of the issued ownership certificate.

This fundamental change means that the owner no longer needs an Omani sponsor or an Omani company to obtain residency, greatly simplifying the path toward permanent residency in Oman for the foreign investor compared to previous procedures which depended, in one way or another, on having a sponsor.

Moreover, the owner’s residency ends automatically if the ownership of the unit is transferred, and the residency of their spouse and close beneficiaries relying on residency attachment also ends. Therefore, the continuity of residency is directly linked to the continuity of ownership, not just the initial acquisition of it.

Also read: Real Estate Residency in Oman: Your Complete Guide

Conditions for Freehold Ownership for Foreigners in Oman 2026

In addition to this new development, the fundamental conditions for freehold ownership for foreigners in Oman remain in effect as the general framework until their explicit modification by the new implementing regulation.

Conditions for the foreign buyer: Possess a valid residency card for at least two years at the time of application, be at least 18 years old, obtain approval from the competent authority (Ministry of Housing and Urban Planning) before finalizing the purchase, and that the purpose of the purchase is habitation or rental for himself/herself or shared with first-degree relatives.

Conditions for the property: It must be located within the authorized geographical zone, an area effectively expanding after the new law and no longer necessarily limited to ITCs as before. The property must also comply with approved construction and registration standards.

What Does This Development Concretely Mean for Those Considering Buying Property in Oman as a Foreigner?

Concretely, until the full implementing regulation of the land registry law is published, the clearest and safest procedural option remains purchasing within existing Integrated Tourism Complexes and already approved projects, such as Sultan Haitham City, Yiti District, and Al Mouj Muscat Complex, where the legal framework is complete and has been proven over the years, and these projects immediately benefit from the advantage of the new owner residency without a sponsor, an advantage already effective regardless of the implementing regulation of the new law.

As for the geographical extension beyond ITCs, it is a promising opportunity for the future but requires patience until its mechanisms are fully clarified. A hurried investor, relying solely on the text of the law without waiting for its application details, could find themselves in a legally uncertain situation.

However, at Imtilak Global, we monitor every legislative development published by the Ministry of Housing and Urban Planning and the Royal Oman Police as soon as it is issued. Whether you plan to take advantage of the new owner residency without a sponsor or are waiting for the details of the implementing regulation of the land registry law, our team follows every official development and explains its real impact when you decide to buy property in Oman as a foreigner.

Frequently Asked Questions

Do foreigners have the right to own property anywhere in Oman after the new law?
No, the extension concerns only authorized zones outside Integrated Tourism Complexes and does not lift the existing restrictions on certain zones (heritage, security, agricultural outside Salalah, certain heights and wilayats). The full implementing regulation of this extension has not yet been published.

What is the difference between owner residency and the previously known real estate residency?
The essential difference is the total removal of the sponsor requirement; owner residency is granted directly based on the ownership certificate without needing an Omani sponsor or company, unlike some old procedures that included this requirement in one way or another.

Does owner residency include properties whose registration is not yet finalized?
Yes, the new decision explicitly states the inclusion of real estate units whose registration procedures are not yet complete, provided that there is a certificate issued by the competent authority proving ownership.

What happens to owner residency if the owner sells the property?
The residency ends automatically upon the transfer of ownership by any legal deed, and the residency of the spouse and accompanying close relatives also ends.

Should I wait for the publication of the implementing regulation before buying?
It is not necessary for purchases within existing Integrated Tourism Complexes since these projects already have a complete legal framework and immediately benefit from the new owner residency. Waiting is only recommended for those who specifically wish to take advantage of the geographical extension outside ITCs.