Premium villas and new projects in Oman: what to check

Villas on sale and new premium projects are what most visitors to a property exhibition ask about. In Oman they sit almost entirely inside the approved tourism complexes (ITC), and many are sold before they are built. This article is a checklist for that purchase, based on sources read in October 2026. For the zones themselves see our ITC guide.

Where a foreigner can buy a villa

Agent and press sources list villas and townhouses, as well as apartments and approved plots, in communities such as Al Mouj Muscat, Muscat Hills, Muscat Bay, Jebel Sifah and Hawana Salalah. Outside approved zones foreign ownership is generally not available. Branded or hotel-operated residences are marketed in some projects; if a brand is part of the pitch, ask for the licence or operating agreement in writing and who bears the cost if the brand leaves.

How off-plan is regulated

Oman has a Law on Escrow Accounts for Real Estate Development Projects (Royal Decree 30/2018) with a ministerial regulation of 2019. As summarised by the law firm Trowers in 2023:

• The developer needs a real estate development licence from the relevant ministry (Tourism or Housing, depending on the project type) before selling.
• Each project must have its own escrow account at a local bank, and buyers pay into it on the agreed schedule.
• The developer withdraws funds only against a consultant's certification and ministry approval.
• 3 percent of buyers' deposits may be used for marketing, with approval.
• 5 percent of the sales value is retained for one year after registration to cover defects.

We did not check later amendments, so ask your lawyer for the current text. In practice: pay only into the project's escrow account named in the contract, never to a personal or sales-agent account, and ask the bank or the developer for written confirmation of the account details.

Developer checks

• The licence and approvals for this phase, plus the permit to market.
• Delivered projects: visit them, speak to owners and check the quality of the common areas and how charges are collected.
• Financial standing and track record; see how to verify a developer abroad. The Dubai steps in our off-plan checklist are a useful model, but Omani authorities and documents differ.
• The land title under the project and any mortgage on it.
• Litigation or liens, via your lawyer.

Contract and handover

• Delivery date, the definition of completion and compensation for delay, in writing.
• Specification, finishes and brand or operator, attached to the contract.
• Payment schedule tied to construction stages, not to calendar dates alone.
• Snagging: an inspection before handover and a defects period. The 5 percent retention mentioned above is a buyer protection, but it works only if you report defects in time.
• Registration: what is registered at signing (preliminary or final), and when you receive the title. For plots, one source reports a duty to build or use the land within four years of registration, with an extension of up to two years.
• Residency: the sponsor-free visa rules of June 2026 reach buyers whose registration is not complete, see our residency article.

Service charges and running costs

Villas in resort communities usually carry community charges for security, landscaping, utilities in common areas and amenities. We did not find a reliable Omani average, so ask for the actual charge per square metre or per plot, how it is set, what it covered last year and who decides increases. Add insurance, utilities and, if you let the property, management and letting fees. See total cost of ownership abroad.

The main risks

• Delay or non-completion: the main off-plan risk. Escrow reduces it, not removes it.
• Rule changes: ownership, residency and tax rules moved several times in 2025-26. Oman's first personal income tax is planned from 2028 (5 percent above OMR 42,000 a year), but its scope for property income was unclear when we checked.
• Liquidity: a small secondary market, longer exits, restrictions on letting or reselling. See Oman vs UAE.
• Marketing yields: treat any promised rental figure as a sales estimate. We never recommend buy-backs or guaranteed-income schemes as a reason to buy.
• Currency: the rial is pegged to the dollar, so a buyer in euro or zloty carries the dollar exposure.

For Polish- and Russian-speaking buyers

Documents typically needed: passport, proof of address, source-of-funds evidence and, for a company purchase, corporate documents with apostille and translation as your lawyer requires. A power of attorney can allow signing without travelling, but have it prepared by a lawyer and keep it narrow. Pay by bank transfer from an account in your own name; banks may ask about the source of funds, and lawful compliance is non-negotiable.

FAQ

Can I buy a villa in Oman without living there? Yes, in approved projects; residency is a separate question.

Is my deposit safe in an off-plan project? The escrow law is meant to protect it, but only if you pay into the project's escrow account and the developer is licensed. Verify both.

What does a premium project cost? We did not find a reliable price index; quotes vary by project and plot, and you should compare specific units.

Are branded residences safer? A brand is not a guarantee; check the licence, the operating contract and the developer's finances.

Can I see current projects? We have no Oman listings yet; request a selection through the contact page and model the costs in the calculators.

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; verify the current rules and the developer's documents before paying.