Under-Construction Properties for Sale in the Sultanate of Oman

The decision to purchase a property under construction in the Sultanate of Oman does not begin by comparing the prices listed above, but rather by understanding that each project has a completely different structure of commitments: a down payment ranging from 10% to 30% depending on the legal classification of the project, and varying timings for obtaining real estate residence that may start during the construction phase itself or wait until final handover, and terms that differ fundamentally between ITC complexes and future city projects. Below are the details that determine which of these projects truly suits your situation: payment plans, residence conditions associated with each path, fees due, and what has practically changed after the new real estate registry law.

Why do investors choose properties under construction in the Sultanate of Oman?

Purchasing a property under construction in the Sultanate of Oman primarily means distributing payments over construction phases instead of a full lump sum. Most future city projects like Sultan Haitham City depend on a down payment starting at 10%, and other projects like Vestal Al Mouj Muscat also start with a 10% down payment, with subsequent installments tied to construction phases and a final payment upon handover. This structure eases the immediate financial pressure and gives the buyer time to arrange financing rather than committing the entire amount at signing.

What is the difference between purchasing a property under construction and a ready property in the Sultanate of Oman?

The difference is not only in price but also in the timing of obtaining the title deed and real estate residence. In both cases, the title deed is issued after the construction is completed, but in projects like Sorouh and future cities such as Sultan Haitham City, one can qualify for real estate residence upon paying 30% of the property value during the construction phase without waiting for delivery. Meanwhile, in the integrated ITC complexes, completing construction and handing over the unit are required first. This difference is important for anyone wanting to obtain a clear residence status as quickly as possible.

Is purchasing a property under construction in the Sultanate of Oman eligible for real estate residence?

Yes, under two main conditions: First, paying a percentage of the property value (30% in future city projects and Sorouh), and the property value must exceed 50,000 Omani Riyals if you want the residence to include your spouse and children. Properties below this value grant residence only to the owner. In ITC complexes, if the property value reaches 200,000 Omani Riyals or more after construction completion, the owner obtains a longer residence valid for 10 years, renewable, instead of the regular residence.

What are the fees and financial obligations when purchasing a property under construction?

A real estate registration fee of 3% of the property value is paid upon completion of purchase. There is currently no personal income tax (including rental income) until January 2028, and no tax on resale profits. Rental yields in integrated projects generally range between 5% to 8% annually net, varying according to the project's location and its demand nature (seasonal tourism or permanent residential).

Who can buy a property under construction in the Sultanate of Oman?

Anyone worldwide aged 18 years or older with a valid passport can buy, without requiring prior residency in Oman or previous visits, within projects licensed specifically for foreign ownership (ITC complexes, future cities, and Sorouh in some of its projects). After the issuance of the new Real Estate Registry Law (Sultanate Decree 56/2026) and its executive regulations, the scope of foreign registration has been expanded to officially include future city projects and Sorouh, not just ITC complexes as was previously the case.

Choosing a property under construction in the Sultanate of Oman does not end with comparing the prices shown in the cards above; it actually begins there. The initial price tells you nothing about the developer’s track record in delivering past projects, nor about linking payments to actual completion percentages on the ground instead of fixed calendar dates. These two factors determine your actual experience as a buyer more than the design quality visible in marketing images. Also, understanding the difference between the residence path in future city projects (30% of the property value during construction) and the ITC path (after handover, or 200,000 OMR for 10-year residence) saves you from later surprises if residence is a primary goal of your purchase and not just an additional benefit.

Anyone who makes this decision with complete knowledge of the project, developer, and contract conditions — not just price comparison — reaches a safer long-term decision. At Imtilak Global, we help you examine these specific details before any financial commitment through a free real estate consultation that clarifies which of the above projects truly suits your budget and goals, and also offers a free on-site or virtual tour to show you the real progress on the ground.

Frequently Asked Questions

Does the price of a property under construction change after signing?
No, the price agreed upon in the sales contract is fixed throughout the construction and delivery stages and cannot be adjusted unless the contract explicitly includes an update mechanism related to inflation or design changes requested by the buyer.

Can purchasing a property under construction be financed through a bank in the Sultanate of Oman?
This depends on each bank’s policy and the project’s stage of completion. Some local banks offer financing for licensed projects under construction with conditions different from financing ready properties.

What happens if the developer delays the delivery schedule?
It depends specifically on the terms of the signed contract; contracts linking payments to actual on-site progress give the buyer greater protection than contracts tied only to fixed calendar dates. This is a clause that deserves careful review before signing.