Which Omani tourism complexes (ITC) are open to foreign buyers, freehold versus usufruct, how the title deed is registered and what changed in 2025-26.
Most people who search for property projects in Oman end up at the same three letters: ITC, Integrated Tourism Complex. It is the legal wrapper that lets a foreigner own a house or flat in Oman. This article explains what an ITC is, which projects are reported to qualify, how freehold differs from usufruct, how the title is registered, and what changed in 2025-26. It complements our step-by-step guide to buying an apartment.
What an ITC is
An Integrated Tourism Complex is a master-planned community, usually with homes, a hotel, a marina or golf and leisure, approved by the government for sale to non-Omanis. Foreign ownership outside such zones is the exception, not the rule. The framework reported in the press is a Royal Decree of 2006 (amended later) and a ministerial decision of 2007 (also amended). We read these only through secondary sources, so check the current text with a local lawyer.
Which projects are reported to be open
Sources are not identical, so treat any list as a starting point, not a register. An Oman Observer list names Al Mouj Muscat (earlier marketed as The Wave, Muscat), Muscat Hills Golf and Country Club, Saraya Bandar Jissah (Muscat Bay), Barr Al Jissah, Al Siffah (Jebel Sifah) and Salalah Beach Resort. Agent sources add Hawana Salalah. The same list mentions further projects that were under development at the time, such as Diyar Ras Al Hadd, Omagine, Qurayat, Naseem A'Sabah and Al Nakheel. We could not confirm that all of them are selling today.
The practical rule: before you pay anything, ask the developer for the document showing that this exact project, and this phase of it, is approved for foreign ownership, then ask a lawyer to confirm it with the Ministry of Housing and Urban Planning.
Freehold or usufruct
Inside an ITC the press and agents describe freehold ownership, meaning the right to sell, bequeath and let the unit within the project rules. A different route exists in some approved multi-storey buildings outside the ITCs, where a foreigner receives a registered long-term usufruct right instead of the land. One agent source reports a cap of 40 percent foreign ownership in such buildings and 20 percent for a single nationality, and a Times of Oman piece mentions usufruct of up to 99 years for built units in Musandam. We could not confirm either figure for the whole country, so ask for the rules of the specific building.
Ask in writing: freehold or usufruct, for how long, who may buy from you, and what happens at the end of the term. This one answer changes the value of the unit.
Title deed and registration
Ownership is proven by the registered title, issued through the Ministry of Housing and Urban Planning. A reservation or sale agreement is not a title. For a unit that is not finished, registration may be preliminary, so ask what exactly is registered on the day you pay and in whose name.
One 2026 source states that plot owners must complete construction or put the land to its intended use within four years of registration, with an extension of up to two years on request. If you are buying a plot rather than a finished home, ask your lawyer about this deadline.
What changed in 2025-26
- Residency. Royal Oman Police Decision 87/2026 (published 21 June 2026) allows a foreign property owner, or a buyer whose registration is not yet complete, to obtain a visa or residency without a local sponsor, on a certificate from the competent authority. See our news item and the ROP site.
- Golden Visa. The Invest Oman programme from 31 August 2025 links residency to investment, including property, at higher thresholds. Details are in our residency article.
- Taxes. A personal income tax law was enacted for 2028, but its scope for rental income was not clear when we checked.
Checklist before you reserve
- Is the project and the phase on the current ITC list.
- Freehold or usufruct, in the contract.
- Developer licence, escrow account and registration status (see premium and new projects).
- Service charges per square metre and any limits on short-term letting.
- Whether VAT or other taxes are added to the price.
For Polish- and Russian-speaking buyers
Bring a valid passport, a recent proof of address and, for a company purchase, corporate documents; ask the lawyer which of them need an apostille or a translation, as Arabic or English versions may be required. Banks and developers may ask for the source of funds, so keep the documents showing where the money came from. Pay only to the account named in the contract (for off-plan, the project's escrow account) and from an account in your own name. Documents for a purchase from Poland or another EU country often need a notary and an apostille; your lawyer will confirm the format.
FAQ
Can a foreigner own a villa in Oman? Yes, in projects approved for foreign ownership, such as the ITC communities. Outside them the answer is generally no. Check the specific project.
Is the ownership in an ITC freehold? Sources describe it as freehold, but the contract and the registered title decide. Ask for the document before paying.
Does buying in an ITC give residency? Reports say it gives the owner and close family a residence for as long as the property is owned, with no minimum value found. This is an owner permit, not the Golden Visa.
Is Muscat Bay the same as Saraya Bandar Jissah? Sources use both names for the same ITC area. Ask the developer which licence applies to your unit.
Can I see current listings? Our platform does not list Oman properties yet; you can request them through our contact page. Use the calculators to model costs and yield first.
How we help
We are a trilingual platform (English, Russian, Polish) that finds properties and coordinates independent local lawyers and tax advisers. This text is informational and is not legal, tax or investment advice; rules in Oman change, so verify the current position with a local lawyer before you commit.