Oman residence by property: visa thresholds in OMR

Buyers who ask about property projects in Oman often want to know whether the purchase also gives them the right to live there. In Oman three different mechanisms get mixed together, and they have different thresholds, terms and protections. As checked in October 2026 they are the owner permit, the sponsor-free visa for buyers, and the Golden Visa. This article sets the numbers side by side and says where we could not confirm a detail.

Route 1: owner residence in an approved ITC

Buying a unit in an approved Integrated Tourism Complex (see our guide to ITC projects) is reported to give the owner and first-degree relatives the right to reside for as long as the property is owned. Several sources say there is no minimum value. One agent source cited OMR 50,000, which we could not confirm, so the text does not rely on it. The permit ends if ownership is transferred.

Route 2: sponsor-free visa and residency under ROP Decision 87/2026

Royal Oman Police Decision 87/2026 was published in the Official Gazette on 21 June 2026 and took effect the next day. As reported by the Oman Observer and Gulf News:

• A foreigner who buys a plot prepared for construction or a unit whose registration is not yet complete can obtain a visa without a sponsor, on a certificate from the competent authority.
• The visa is issued for six months to one year, renewable, with entry within three months of issue and stays of up to three months each time.
• The visa can also cover the spouse and first-degree relatives.
• A property-owner residency can be granted without a sponsor to the owner of a registered unit, or a unit pending registration, and to the legal representative of a company that owns the unit.
• The residency ends if ownership is transferred by any legal act, and the family members' residency ends with it.

No purchase-price threshold appears in the reports we read. This is a permit tied to the asset, not a long-term investor status. More in our news item and on the Royal Oman Police site.

Route 3: Golden Visa through Invest Oman

The investor residency programme was relaunched from 31 August 2025 and is handled through Invest Oman. As reported by Khaleej Times, Deloitte and others:

• 10-year residency: property worth OMR 500,000 or more (or an equivalent investment in a company or government bonds, or a company employing at least 50 Omani nationals).
• 5-year residency: property worth OMR 250,000 or more (or an investment of that size in a company).
• The residency extends to the spouse, children and dependent parents.

The official portal is Invest Oman. We could not confirm from an official page whether a mortgage, an off-plan purchase or a part-paid unit counts toward the threshold, or whether the property must be in an ITC. Ask Invest Oman or a local lawyer in writing, and get the answer for your specific unit before you pay. With the rial pegged at about 2.6 US dollars, OMR 250,000 is roughly USD 650,000 and OMR 500,000 roughly USD 1.3 million, an illustration based on the peg.

How this differs from the UAE

In the UAE a purchase of AED 2 million or more can qualify for a 10-year Golden Visa through the Dubai Land Department; its page lists the application as an e-service, and an aggregator source says the earlier requirement that half of the value be paid was dropped in February 2026 (we did not find an official statement). See our Dubai Golden Visa guide. In rough terms:

• Oman: a lower-cost owner permit with no minimum found, a short sponsor-free visa, and the Golden Visa at much higher thresholds in OMR.
• UAE: one widely used property threshold in AED, with a longer track record and more services built around it.

Neither is a route to citizenship, and residency rules in both countries change. A broader view is in Golden Visas 2026: what changed.

What residency does not give you

• No right to work: employment needs its own permit.
• No tax residency by itself: tax residence depends on days spent and national rules. Oman announced a personal income tax from 2028, but its scope for foreign owners was not clear when we checked.
• No guarantee of renewal: ask what happens if you sell, refinance or the project changes status.

For Polish- and Russian-speaking buyers

Applications need passports valid for the required period, civil-status documents for family members (marriage and birth certificates, often with an apostille and translation), and proof of the purchase. Documents issued in Poland or another EU state usually need an apostille; your lawyer will say which translations are required. Banks and authorities may ask for the source of funds, so prepare those documents. Using residency to hide funds or avoid checks is not an option and we do not advise on it.

FAQ

What is the minimum price for Oman residence by property? There are two answers. For the Golden Visa, OMR 250,000 for five years and OMR 500,000 for ten, as reported. For the owner permit in an ITC we found no minimum, but check.

Does the sponsor-free visa lead to permanent residency? No. It is issued for six months to one year and renewable; there is no permanent status in the reports we read.

Can my family live with me? The Golden Visa reportedly covers spouse, children and dependent parents; the owner permit and the visa cover first-degree relatives.

Does it end if I sell? The owner residency ends on any transfer of ownership. The Golden Visa has its own conditions; ask Invest Oman.

Where can I see projects? Our platform has no Oman listings yet; request them through the contact page and model 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; immigration rules change often, so verify the current thresholds with the authority.