OMAN

Residency by Real Estate Purchas

Yes, residency is available. Foreigners purchasing real estate in so-called Integrated Tourism Complexes (ITC) receive a visa:
with investments from 250,000 OMR (650,000 USD) — residency for 5 years, from 500,000 OMR (1,300,000 USD) — for 10 years.
The program is valid for the buyer and immediate relatives.

Citizenship

Obtaining Omani citizenship is extremely difficult — it is granted only by special decree of the Sultan and does not depend on investment programs.

Language

Official language — Arabic. Business and everyday communication are often conducted in English. Russian-language services are rare, but resolving issues with translation is quite accessible through agencies and platforms.

 

Visa Regime

103 countries can enter visa-free for up to 14 days, provided they meet certain conditions like a valid passport, round-trip ticket, hotel reservation, and travel insurance. Most other nationalities must apply for a visa, which can be done online via the e-Visa system or, for some, through a visa on arrival. A passport with at least six months of validity is required for all international visitors. 

Key aspects of the visa regime

Visa-free entry:
Citizens of GCC countries (Bahrain, Kuwait, Qatar, Saudi Arabia, and the UAE) can enter visa-free. Citizens of 103 other countries can enter visa-free for up to 14 days.

e-Visa:
Most nationalities not eligible for visa-free entry can apply for an e-Visa online through the official Royal Oman Police (ROP) portal.

Visa on Arrival:
Some nationalities and residents of GCC countries may be eligible for a visa on arrival.

Passport requirements:
All international visitors must have a passport valid for at least six months from the date of entry.

Entry requirements for visa-free entry:
For those using the 14-day visa-free option, a passport, return ticket, confirmed hotel reservation, health insurance, and proof of sufficient funds are required.

Visa types:
Visas are available for various purposes, including tourism, employment, business, and residency. Types include single-entry, double-entry, and multiple-entry.

Verification:
It is recommended to verify the most current visa requirements directly with the nearest Omani embassy or your airline before traveling, as policies can change, notes Duqm Airport. 

 

Standard of Living (2025)

Oman is a safe and politically stable monarchy with a low crime rate. The country is developing infrastructure under the Vision 2040 program: roads, airports, ITC residential complexes, and sea resorts are being built. The medical system and education are being adapted for expats, especially in Muscat.

Economy. Currency

1. Omani Rial (OMR) is pegged to the US dollar at 1 USD ≈ 0.3845 OMR (1 OMR = 2.6008 USD). The currency is one of the most stable in the region, the rial is among the top five most valuable currencies in the world due to its peg to the dollar.
2. Inflation is at a low level: about 0.6% in 2024, forecast — approximately 1.3% by the end of 2025 — thanks to subsidies and Central Bank policy.
3. GDP Growth Forecast: 1.2% in 2024, 1.9% in 2025 (official), and acceleration to ~3% is expected in 2026-27.
4. Economic Structure: Oil and gas still provide about 30% of GDP, while the oil sector shows recovery of +1.3% in 2025. The non-oil sector is growing faster — forecasted at +2.7% in 2025. The Vision 2040 strategy focuses on tourism, logistics, manufacturing, and renewable energy.
5. Foreign Trade and Investments:
   Exports are oriented towards oil, metals, fish, and agricultural products. Foreign investments actively influence economic diversification.
6. Real Estate:
• 2024: total transaction volume increased by 28.1%, to 3.13 billion OMR (~8.05 billion USD).
• Q1-Q2 2025: until April — transaction value growth of +9.7%, to 833.9 million OMR (~2.17 billion USD); by May — transactions amounted to 1.113 billion OMR, but volume decreased by 10%, indicating market correction.
• Current 2025 market estimate: ~4.38 billion USD, forecast CAGR ~9.2% to 2033.

 

Purchase, Ownership, Rental, and Sale of Real Estate in Oman: Taxes and Fees

Freehold

foreigners can purchase real estate in ITC zones (Integrated Tourism Complexes) with full ownership rights.

VAT

• 0% on residential real estate (both purchase and rental)
• 5% on commercial

Corporate Tax

15% — applies only when the property is registered under a legal entity (company), but tax incentives are possible in free economic zones

Annual property tax is absent

Capital gains tax is absent — no tax is levied on real estate sale

Registration Fee (DLD)

3% of the property value upon transaction registration — paid by the buyer, plus administrative fees (~20 USD) and stamp duty (~4 USD).

Municipal Fee

About 3% of income when renting, effectively paid by the tenant.

Income tax is absent for individuals — rental income is not taxed until 2028, the landlord is exempt

No tax upon sale, no additional fees when exiting the asset

Oman. Summary

Oman offers stable currency, tax neutrality, predictable macroeconomy, and the possibility of long-term residency through real estate. The market is developing within the state strategy Vision 2040 and is becoming increasingly attractive for foreign investors, especially in Muscat and ITC tourism complexes. This is a direction for those seeking reliable income, a calm market, and capital protection.

ROI:

6–8% per annum in the rental segment (apartments and townhouses in Al Mouj, Muscat Hills, Jebel Sifah)

up to 10% in premium villas with ocean views or in projects with guaranteed yield

Risk:

• Low-Medium. Absence of currency and tax risks
  (peg to the dollar, tax exemption for individuals' income).
• Main problems — narrowness of freehold zones, weak secondary market liquidity, and weak price dynamics outside Muscat.

Taxes

·     Upon Purchase: 3% registration fee

·     On Ownership: no property tax

·    On Rental: 0% income tax, only municipal fee

• Upon Sale: no capital gains tax, maximum fees are limited to registration of exit from the purchase price and no additional taxes

 

 

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