Conditions for foreign freehold property ownership in the Sultanate of Oman 2026: June updates

The conditions for foreigners to acquire property in the Sultanate of Oman have recently witnessed the most significant legislative development since the Real Estate Registry Law, which had been in effect for 28 years. A new Royal Decree was issued redefining who is eligible to own property and where, followed a day later by a decision from the Royal Oman Police introducing a completely new type of residency for property owners. Here is a guide explaining the conditions for foreign property ownership in Oman, what has actually changed, what is still pending, and what this development means for anyone considering buying property in Oman as a foreigner today.

The New Legislative Development: Real Estate Registry Law 56/2026

In June 2026, Royal Decree No. 56/2026 was issued to enact the new Real Estate Registry Law, which officially canceled the old registry system issued by Royal Decree No. 2/98, the system that had governed Oman's real estate market for 28 consecutive years.

The most significant impact of this law for foreign property ownership in Oman: Non-Omanis can now register land and property in their names in cases that go beyond what was previously restricted to Integrated Tourism Complexes (ITC) only, representing a geographic expansion of foreign ownership that was not previously available with such clarity before the law was issued.

Although the decree itself has been issued and published officially, the detailed executive regulations to be issued by the Minister of Housing and Urban Planning, which will determine the precise mechanisms and conditions for implementing this expansion, are still pending at the time of writing this article.

Owner Residency and Owner Visa: The New Residency Facilitation in Oman 2026

Directly alongside the Real Estate Registry Law, the Royal Oman Police issued Decision No. 78/2026 amending the executive regulations of the Foreigners' Residency Law, introducing two new types of documents directly linked to property ownership:

Owner Visa: Granted without a sponsor to a foreigner who owns a property unit based on a certificate issued by the competent authority. Entry to the Sultanate is required within three months of issuance, and it is also granted to legal representatives of the legal entity (company) that owns the unit.

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

This fundamental change means that the property owner no longer needs an Omani sponsor or Omani company to obtain residency, a development that significantly simplifies the path to permanent residency in Oman for foreign investors compared to previous paths that relied in one way or another on the presence of a sponsor.

Additionally, the owner residency ends automatically if the owner disposes of the property in any way that transfers ownership, and accordingly, the residency of the spouse and accompanying relatives under the owner's residency also ends. This directly links the continuation of residency to the continuation of ownership, not just to obtaining it once.

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

Conditions for Foreign Ownership of Property in Oman 2026

Alongside this new development, the foundational conditions forforeign ownership of property in Oman remain in effect as a general framework until they are explicitly updated by the new executive regulations.

Conditions for the foreign buyer: Possession of a valid residency ID for at least two years at the time of application, being at least 18 years old, obtaining approval from the competent authority (Ministry of Housing and Urban Planning) before completing the purchase contract, and the purpose of purchase is for residence or rental, either alone or shared with first-degree relatives.

Conditions for the property: It must be located within the authorized geographic area, which is actually expanding after the new law and is not necessarily limited to ITC as before. The property must also meet approved construction and registration standards.

What Does This Development Practically Mean for Those Planning to Buy Property in Oman as Foreigners?

Practically, and until the full executive regulations of the Real Estate Registry Law are issued, the clearest and safest procedural option remains to buy within the existing integrated tourism complexes and actually licensed projects, such asSultan Haitham City, Yiti Area and Al Mouj Muscat, where the legal framework is complete and has been tested for years, and these projects immediately benefit from the new owner residency without a sponsor, a benefit that is already in effect regardless of the new law's executive regulations.

As for the expansion of the geographic scope outside ITC, it is a promising future opportunity but requires patience until its mechanism becomes fully clear. An investor who moves too quickly based on the headline of the law without waiting for its executive details may find themselves in an unclear legal position.

Nevertheless, at Imtilak Global, we follow every legislative update issued by the Ministry of Housing and Urban Planning and the Royal Oman Police as soon as it is released. Whether you are considering benefiting from the new owner residency without a sponsor or waiting for clarification of the executive regulations of the Real Estate Registry Law, our team keeps up with every official development and explains its actual impact on you when you decide to buy property in Oman as a foreigner.

Frequently Asked Questions

Are foreigners allowed to own property anywhere in Oman after the new law?
No, the expansion applies to the permitted areas outside integrated tourism complexes specifically, and does not lift the existing ban on certain designated areas (heritage, security, agricultural areas outside Salalah, and some highlands and wilayats). The full executive regulations for this expansion have not yet been issued.

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

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

What happens to the owner's residency if they sell their property?
Their residency ends automatically upon transfer of ownership by any legal action, and accordingly, the residency of their spouse and accompanying relatives also ends.

Is it necessary to wait for the executive regulations to be issued before buying?
Not necessarily when buying within existing integrated tourism complexes, as these projects already operate under a complete legal framework and immediately benefit from the new owner residency. Waiting is only recommended for those specifically planning to benefit from the geographic expansion outside ITC.