What it is
Investor Residency is a renewable visa that lets a foreign investor — and their immediate family — live in Oman for 5 or 10 years based on the value of their real-estate holding.
The programme sits under the broader Foreign Investment Law and is intended to attract long-term capital into the Sultanate's property market, especially the Integrated Tourism Complexes (ITCs) where foreigners may hold freehold title.
Unlike a work visa, Investor Residency is not tied to employment. As long as you continue to hold the qualifying asset and meet renewal conditions, the residency remains valid.
The two tiers
Which tier you qualify for is determined by the effective value of the property you own — that is, the total purchase price multiplied by your ownership percentage.
Entry tier
5 years · renewable
5-Year
From OMR 250,000 effective investment
- Single or joint ownership accepted, provided your effective stake meets the threshold.
- Eligible spouse and dependent children included on the same residency.
- Renewable as long as the qualifying asset is retained.
Premium tier
10 years · renewable
10-Year
From OMR 500,000 effective investment
- Longer single approval cycle — fewer renewal touchpoints.
- Spouse, dependent children, and parents may be included.
- Priority processing in practice; final decision rests with the competent authority.
Eligibility calculator
Move the sliders below to see which tier your investment qualifies for. The result is illustrative — final eligibility is decided case-by-case by the competent Omani authority.
Eligibility calculator
Estimate which residency tier your investment qualifies for. Final decision rests with the competent authority.
Property type
Your effective investment
Property price × your ownership share.
Eligible · 5-Year tier
Your effective investment meets the 5-year entry threshold. Spouse and dependent children may be included on the same residency.
Typical approval: 30–90 days
This calculator is illustrative. Thresholds and procedures evolve and the Royal Oman Police — Civil Status Department makes the final decision. Verify the latest requirements before signing any binding agreement.
Eligible property types
Not every property qualifies. The competent authority generally accepts three categories:
- ITC freehold. Residential units inside an Integrated Tourism Complex (e.g., Jebel Sifah, Muscat Bay, Hawana Salalah, The Sustainable City Yiti). These are the most straightforward to qualify.
- Off-plan in qualifying developments. Off-plan units under construction by licensed developers in ITCs. Documentation must include an escrow account and an active sale-and-purchase agreement.
- Commercial real estate. Commercial property can qualify but is reviewed under a separate track and typically requires an additional economic-contribution check.
Application process
Sign and register the SPA
Sign a sale-and-purchase agreement with a licensed developer or seller. Register the SPA with the Ministry of Housing and Urban Planning.
Transfer funds via escrow
All payments flow through a regulated escrow account. Keep bank confirmations — they are part of the residency application file.
Receive the title deed
Once payments meet the developer's milestones, the title deed (Mulkiya) is issued in your name.
Submit the residency application
File the application with the Royal Oman Police — Department of Civil Status, with title deed, passport copies, medical clearance, and bank statements.
Receive the residency card
Approval typically takes 30 to 90 days. The residency card lets you enter and exit Oman freely for the duration of the visa.
What it grants
Investor Residency grants the holder and their qualifying family members:
- The right to reside in Oman without a work-tied visa for the duration of the residency.
- Multiple-entry travel without applying for visit visas each time.
- The right to open bank accounts, sign property and rental contracts in your own name.
- Access to private healthcare and to enrol dependent children in private schools.
Limits and what it does not grant
Investor Residency is not citizenship and does not grant:
- Omani nationality or a passport — these follow a separate naturalisation process with much longer timelines.
- Automatic right to take paid employment in Oman — that still requires a work permit through an employer.
- Continued residency if you sell the qualifying asset without replacing it with another qualifying investment.
Frequently asked questions
Can I qualify with joint ownership?
Can I qualify with joint ownership?
Yes — what matters is your effective stake. If a property is priced at OMR 600,000 and you hold 50%, your effective investment is OMR 300,000, which meets the 5-year threshold.
Does an off-plan project qualify before handover?
Does an off-plan project qualify before handover?
Generally yes, provided the SPA is registered, funds flow through escrow, and the developer is licensed. Some applicants prefer to wait for handover, but it is not a strict requirement.
Do I have to live in Oman to keep the residency?
Do I have to live in Oman to keep the residency?
There is no minimum-stay requirement comparable to some other programmes. Long continuous absences may trigger a review at renewal, so consult on your specific case.
Can I include my parents on a 5-year residency?
Can I include my parents on a 5-year residency?
Parents are typically included on the 10-year tier. Spouse and dependent children can be added to either tier.
What happens if I sell the property?
What happens if I sell the property?
The residency is tied to the qualifying asset. If you sell and do not replace it with another qualifying property within a reasonable window, the residency lapses at renewal.