Oman has emerged as a desirable destination for expatriates and investors seeking residency through property investment. The government introduced the Investor Residency Program (IRP) in 2021, allowing foreign investors to obtain long-term residency in exchange for investing in Omani real estate. This guide will provide you with a step-by-step breakdown of the process, including eligibility, investment requirements, and key benefits.
Visa and Residency for Property Investors in Oman
Visa and Residency for Property Investors in Oman
Step 1: Property Investment
Invest in real estate in Oman with a minimum value of OMR 250,000 for a 5-year residency visa or OMR 500,000 for a 10-year residency visa. This can be in business, real estate, or government bonds.
Step 2: Gather Documentation
Collect necessary documents including proof of investment, valid passport copies, health certificates, and a police clearance certificate.
Step 3: Submit Application
Submit your residency application to the Directorate General of Passport and Residence or through an online portal if available. Ensure all documents are correctly provided.
Step 4: Application Review
The application will be reviewed by Omani authorities. This process might take between 10 to 30 days. An approval notice will be issued if all criteria are met.
Step 5: Visa Issuance
Upon approval, you will be granted a residency visa with a validity of either 5 or 10 years, based on your investment amount, subject to renewal.
Step 6: Family Residency
Apply for residency for family members under your investor visa. Each family member will need to provide their documents but can benefit from your residency status.
Understanding Residency Through Property Investment in Oman
Oman offers two tiers of investor residency based on the value of the real estate investment. These residency permits are valid for either five or ten years and can be renewed if the investment criteria continue to be met.
It is important to note that Oman does not grant citizenship through property investment. While long-term residency is possible, Omani nationality laws are stringent, and dual citizenship is generally not permitted.
Oman Investor Residency Guide
Compare investment options and requirements for long-term residency in Oman
Tier One Residency
Premium
500,000 OMR
Approximately $1.3 million USD
10 Years (Renewable)
Eligibility Requirements
Minimum age of 21 years
Valid passport
Proof of financial solvency
Clean criminal record
Good health condition
Tier Two Residency
Standard
250,000 OMR
Approximately $650,000 USD
5 Years (Renewable)
Eligibility Requirements
Minimum age of 21 years
Valid passport
Proof of financial solvency
Clean criminal record
Good health condition
Both tiers require maintaining the investment throughout the residency period. The investment must be made in approved real estate projects in Oman. Renewals are subject to verification of continued investment and compliance with residency requirements.
Types of Investor Residency in Oman
1. 10-Year Residency (Tier One)
Investment Requirement Minimum of 500,000 Omani Rials (OMR) (approximately $1.3 million USD) in real estate.
Validity 10 years (renewable upon maintaining the investment).
Eligibility Criteria:
Must be at least 21 years old.
Possess a valid passport.
Provide proof of financial solvency.
Have a clean criminal record.
Be in good health.
2. 5-Year Residency (Tier Two)
Investment Requirement Minimum of 250,000 Omani Rials (OMR) (approximately $650,000 USD) in real estate.
Validity 5 years (renewable upon maintaining the investment).
Eligibility Criteria:
Same as Tier One.
Where Can Foreigners Buy Property in Oman?
Foreign investors can purchase real estate in Integrated Tourism Complexes (ITCs), which are designated zones where expatriates can own property. These areas provide modern amenities and a high standard of living, making them ideal for investors.Popular ITC Locations for Investment:
Al Mouj Muscat – A luxurious waterfront community featuring apartments, townhouses, and villas alongside a marina, golf course, and premium retail options.
Muscat Bay – Located between the Al Hajar Mountains and the Gulf of Oman, offering exclusive residential units and resort-style amenities.
Muscat Hills – Known for its golf course and upscale residences, catering to high-net-worth investors.
AIDA - Perched 130m above Muscat’s pristine coastline, AIDA is an exclusive, master-planned community offering luxury residences, a world-class golf course, and five-star hospitality.
Premium Investment Opportunity
Sunrise Haven Luxury Villas - A high-yield investment in Oman's most prestigious coastal community
Starting from £390,579
Projected ROI: 8-12% annually
Payment Plan
30% Down Payment
Rental Yield
6-8% Annually
Completion
Q2 2028
Property Type
3BR Villa
Capital Appreciation
25-30% in 3 years
Occupancy Rate
85% Projected
Investment Benefits
Tax-free investment with zero personal income, capital gains, and inheritance taxes
Lifetime residency visa for property investors and immediate family members
Professional rental management with global marketing on Airbnb and Expedia
Prime location in AIDA with exclusive Trump International Golf Club access
Strong rental demand from luxury tourists and long-term tenants
Fully furnished turnkey properties with smart home technology
Flexible payment plan with only 30% down payment
Full ownership rights with 100% repatriation of capital and profits
Investing in these areas not only fulfils the residency requirement but also provides access to a high-quality lifestyle in Oman.
Key Benefits of Omani Investor Residency
Long-Term Security – The ability to reside in Oman for up to 10 years with renewable options.
Family Inclusion – Residency permits extend to immediate family members.
Business Opportunities – Investors can participate in Omani business ventures and financial activities.
High-Quality Lifestyle – Access to Oman’s modern infrastructure, healthcare, and education systems.
Tax Advantages – No personal income tax on residents, making Oman an attractive financial destination.
Step-by-Step Application Process
Step 1: Choose an Eligible Property
Select a property within an Integrated Tourism Complex (ITC) that meets the required investment threshold.
Work with a reputable real estate agent or property developer to ensure compliance with Omani regulations.
Step 2: Prepare Your Documents
Gather the necessary documentation, including:
A valid passport.
Proof of property purchase and investment amount.
Financial solvency proof (bank statements, income records, etc.).
A clean criminal record certificate.
A health certificate (if required).
Step 3: Submit Your Application
Applications are processed through the Ministry of Commerce, Industry, and Investment Promotion (MOCIIP).
It may be beneficial to work with an authorised immigration consultant to ensure all requirements are met.
Step 4: Approval and Residency Permit Issuance
Once approved, the applicant will receive an Investor Residency Card, which serves as the official residence permit.
Residency status extends to spouses and children under 21.
Step 5: Maintaining Residency
Residency is subject to continued compliance with investment requirements.
Property ownership must be maintained for the full duration of the residency permit to ensure renewal eligibility.
Legal Considerations
Ownership and Transfer Freehold ownership is granted indefinitely, allowing expats to own property in their name. However, resale to non-expats must comply with Omani laws.
Renewal of Residency Residency is renewable every two years, provided the investor retains ownership of the property and meets other legal requirements.
Exit Strategy Investors should consider the potential for resale or rental income, ensuring the property aligns with their financial and lifestyle goals.
Oman Future Plans for 2025 and Beyond
Expansion of ITCs: Oman continues to develop new Integrated Tourism Complexes, broadening the scope for expat property investment.
Residency Incentives: The government is introducing initiatives such as long-term visas to attract high-net-worth investors.
Sustainability and Smart Living: Upcoming ITCs focus on green living and smart technologies, aligning with global trends.
Residency through property investment in Oman offers a golden opportunity for expats and investors alike. With its clear legal framework, attractive real estate market, and unparalleled lifestyle benefits, Oman stands out as a top destination for international property investment.
Other Residency Options in Oman
Apart from the Investor Residency Program, Oman provides several other pathways for expatriates to obtain residency:
1. Employment Visa Residency
Foreign nationals who secure a job with an Omani company can obtain a residence permit through employer sponsorship.
The employer is responsible for handling visa applications and renewals.
Residency is valid as long as the employment contract remains active.
2. Family Residency Visa
Expatriates working in Oman can sponsor their spouse and children for a family residency visa.
The main applicant (employee) must meet a minimum salary threshold set by Omani authorities.
Valid for up to two years, renewable as long as the sponsor remains employed.
3. Student Visa Residency
Foreign students enrolled in recognized Omani universities can apply for a student visa.
The institution acts as the sponsor for the residency permit.
Valid for the duration of the academic program.
4. Retirement Residency
The government has introduced provisions allowing retired expatriates to obtain long-term residency.
Applicants must demonstrate financial self-sufficiency and meet specific savings or pension criteria.
5. Special Residency for High-Net-Worth Individuals
Oman is considering expanding its residency options for high-net-worth expatriates, offering long-term residency similar to programs in other Gulf countries.
This is still under review, but expected to be linked to investment in business or local economic contributions.
Oman’s Investor Residency Program (IRP) provides a great opportunity for international investors seeking a stable, long-term residency option in the Gulf region. By investing in designated real estate zones, expatriates can enjoy the country’s economic benefits, high quality of life, and strategic location. However, potential investors should conduct thorough research and consult with industry professionals to make an informed decision
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Oman Investor Residency Guide: Frequently Asked Questions
Expert answers about obtaining residency through property investment in Oman
What are the investment requirements for Oman residency?
Oman offers two tiers of investor residency: Tier One requires a minimum investment of 500,000 OMR (approximately $1.3 million USD) for a 10-year renewable residency visa. Tier Two requires 250,000 OMR (approximately $650,000 USD) for a 5-year renewable residency visa. The investment must be maintained throughout the residency period and made in approved real estate projects.
Where can foreign investors purchase property in Oman?
Foreign investors can purchase property in designated Integrated Tourism Complexes (ITCs) including Al Mouj Muscat, Muscat Bay, Muscat Hills, and AIDA. AIDA is particularly notable, positioned 130m above Muscat's coastline, offering luxury residences, a world-class golf course, and five-star amenities. These areas provide modern facilities and are specifically approved for foreign ownership.
What are the eligibility requirements for investor residency?
Key eligibility requirements include: being at least 21 years old, possessing a valid passport, providing proof of financial solvency, having a clean criminal record, and being in good health. These requirements apply to both Tier One and Tier Two residency programs. Additional documentation such as health certificates and police clearance may be required during the application process.
What are the main benefits of Oman's investor residency program?
Key benefits include: long-term security with renewable residency options up to 10 years, family inclusion for immediate family members, business opportunities in Oman, access to high-quality infrastructure and healthcare, and tax advantages with no personal income tax. Additionally, investors gain access to premium lifestyle amenities in ITCs and can participate in Omani business ventures.
What is the process for applying for investor residency?
The application process involves: 1) Selecting an eligible property in an ITC, 2) Gathering required documentation including proof of investment, passport copies, and financial records, 3) Submitting the application through the Ministry of Commerce, Industry, and Investment Promotion, 4) Awaiting approval and residency permit issuance (10-30 days), and 5) Obtaining residency cards for family members. Working with an authorized immigration consultant is recommended.
Can family members be included in the investor residency visa?
Yes, the investor residency program extends to immediate family members. Spouses and children under 21 years of age can be included in the residency permit. Each family member will need to provide their own documentation, but they can benefit from the main applicant's investor status. This makes it an attractive option for families looking to relocate to Oman.
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