Muscat PropertiesMuscat Properties
MARKET BRIEF · 2026

Why Oman?

Oman pairs the GCC's lowest entry prices with 7–10% rental yields, a 0% tax regime, lifetime residency from OMR 200,000, and the region's fastest-growing tourism market. A practical brief for foreign investors.

Last updated · 14 May 2026

The economy at a glance

Six numbers that frame the opportunity.

GDP
$107B
MoFA Oman
Foreign direct investment
$79.6B
DarGlobal
GDP growth (World Bank)
4.3%
World Bank
Non-oil share of GDP
72.2%
DarGlobal
Population
5.27M
DarGlobal
Tourism revenue 2024
$5.5B
DarGlobal

Vision 2040 — diversifying away from oil

Oman is locking down a 30-year plan to lift non-oil sectors from 72% of GDP today to 91% by 2040. Logistics, tourism, mining, and fisheries lead the shift.

  • Logistics — Duqm SEZ, Sohar Port, Salalah Port
  • Tourism — 80,000 hotel keys planned by 2040 (from 36,000 today)
  • Fisheries & mining — 25-year tax exemption in special zones
Non-oil share of GDP: 72.2% → 91%72.2%Non-oil share of GDP91% · target 2040

Tourism boom

Visitor arrivals are on track to triple again by 2040 — but the immediate signal is already strong: +17.7% YoY in January 2026.

International visitors per year (millions)

International visitors per year (millions)0M3.0250000000000004M6.050000000000001M9.075000000000001M12.100000000000001M0.65M20212.9M20223.8M202411M2040
HistoricalVision 2040 target

January 2026 alone

398,554 visitors

+17.7% YoY

Oman NCSI Tourism Index — January 2026 release

Top inbound markets — January 2026

GCC neighbours dominate, with India, Germany, Russia, and Poland filling out the long-haul leaderboard.

Visitor counts by nationality, January 2026

Source: Oman NCSI Tourism Index — January 2026 release

The real-estate market

Oman closed 2024 with $8 billion in property transactions and printed another $4.14 billion in Muscat alone in the first half of 2025.

Total RE transactions 2024
$8B
Muscat transactions H1 2025
$4.14B
  • 100% freehold for foreign nationals in Integrated Tourism Complexes
  • Golden Visa from OMR 200,000 — 10 years, family included
  • Sohar Islamic mortgage — 50% LTV, OMR 250,000 cap, 6% p.a.

Capital appreciation 2023 → 2025

Hawana Salalah and Jebel Sifah unit prices rose 17–41% over two years — and Muriya's achieved-ROI figures often beat projections.

Average selling price by unit type

OMR · thousands

Source: Muriya HS, Muriya JS

Rental yields by segment

Short-term holiday rentals in Hawana Salalah print 8–10.6% gross yields; Jebel Sifah apartments and villas land 8.7–9.4%.

Hawana Salalah

Jebel Sifah

Source: Muriya HS, Muriya JS

The investor framework

Four cornerstones that make the math work — and that you should be able to recite before committing.

0% tax

No personal income tax, no capital gains, no inheritance — Omani estate law applies to the investor's country of origin, not local.

100% freehold

Foreign nationals own outright in designated Integrated Tourism Complexes (ITCs). Title deed issued by Oman MoH.

Lifetime / 10-year residency

From OMR 200,000 invested in real estate — fast-track airport lanes, unlimited family inclusion, visit-visa rights for relatives.

Mortgages available

DarGlobal × Sohar Islamic: open to non-residents, finance up to 50% LTV or OMR 250,000, 6% p.a.

A young, urban, literate base

Oman's population is small (5.27M) but skewed strongly toward working age — and 40% of residents are expatriates, the user base for the long-term rental side of any portfolio.

Population mix

Population mix5.27MPopulation
  • Omani nationals60.0%
  • Expatriate residents40.0%
Literacy
97%
Urban share
89%
Working age (15–64)
65.7%
Median age
29.7yrs

Connected by air, soon by rail

Muscat sits inside the 3-hour radius of 30% of the world's population and links to 135+ international destinations. Hafeet Rail will add a direct UAE → Muscat line.

135+

International flight destinations

30%

Of world's population within a 3-hour flight

Hafeet Rail (UAE → Oman) — under construction

FAQ

Can foreigners own property in Oman?
Yes, 100% freehold ownership is granted to foreign nationals in designated Integrated Tourism Complexes (ITCs). Title deeds are registered with the Oman Ministry of Housing.
What's the minimum investment for residency?
OMR 200,000 in real estate qualifies you for a 10-year investor (Golden) residency, renewable, with unlimited family inclusion for first-degree relatives.
What rental yields can investors expect?
Prime Muscat yields range 6–8% gross. Short-term holiday rentals in Hawana Salalah print 8–10.6%; Jebel Sifah units land 8.7–9.4%. These are gross figures before service charges and management fees of roughly 21–30%.
What taxes apply to property income and gains?
There is no personal income tax, no capital gains tax, and no inheritance tax in Oman. A 5% VAT applies on the purchase price plus a 3% Ministry of Housing fee on title deed issuance.
Is Oman a good alternative to Dubai?
Entry prices in Oman ITCs are roughly half of comparable Dubai prime product, and rental yields are comparable or higher. Dubai still leads on liquidity and infrastructure maturity. See our side-by-side comparison.
What's the buying process?
Reserve a unit with a deposit, sign the sale and purchase agreement (typically 10–25% down), pay according to the developer's payment plan, and receive the title deed at handover after paying VAT and the MoH fee. Foreign-friendly mortgages are now available via DarGlobal × Sohar Islamic.
Sources & methodology

Every numeric claim on this page maps to one of the following sources. Prices and rates are subject to change; verify with the developer before committing.

  • DarGlobal — Why Invest in Oman (DarGlobal, 2025)
  • NCSI — Oman NCSI Tourism Index — January 2026 release
  • Muriya HS — Muriya — Hawana Salalah ROI Investment Document 2025
  • Muriya JS — Muriya — Jebel Sifah Investment Document 2025
  • World Bank — World Bank — Oman country indicators
  • MoFA Oman — Oman Ministry of Foreign Affairs

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