Oman now lets foreign property owners obtain a residency visa without a local sponsor.
The amendment rewrites parts of the Executive Regulations of the Foreigners Residence Law to make residency easier for people who buy real estate in Muscat and across the sultanate.
If you own — or are buying — property in Oman, here is exactly what changed and what you can now do.
What changed: residency without a sponsor
The headline change is that eligible foreign property owners can now get visas and residency permits without an Omani sponsor. Approval is based on a certificate from the competent authority instead.
According to Royal Oman Police, the decision was signed by Inspector General of Police and Customs Lt Gen Hassan bin Mohsin Al Shuraiqi.
The amendment was published in Official Gazette No. 1653 and takes effect the day after publication.
The reform matters because it removes the single biggest friction point in Oman’s residency system for property buyers: the need to be tied to a local sponsor. Key points:
- No sponsor needed: Eligible property owners deal directly with the competent authority.
- Certificate-based: A certificate from the relevant authority replaces sponsorship as the basis for the visa.
- Unregistered property counts: Buyers of property still going through registration can now qualify too.
Who qualifies now
The new rules cover foreign nationals who own residential units, as well as those who own land designated for construction or units that have not yet completed registration.
Eligibility is confirmed by a certificate from the competent authority.
Family members and corporate representatives are explicitly included. The benefits now extend to:
- Spouses and first-degree relatives of eligible property buyers.
- Legal representatives of companies that own land plots or real estate units in Oman.
The amendment also widens who is allowed to sponsor foreign residents. The eligible sponsor categories now include:
- Omani citizens.
- Citizens of Gulf Cooperation Council (GCC) countries.
- Foreign investors licensed to invest in Oman.
- Foreign owners of real estate units in the sultanate.
- Foreign employees working for government entities.
Dependents linked to investors and property owners are also exempted from certain age requirements for family residency permits, under rules set by the Director General.
The two visa routes and how long they last
There are two distinct paths depending on whether your property is registered. Each carries its own duration and entry conditions.
Visas linked to unregistered property
If you own land for construction or a unit still in registration, you can get a visa based on the authority’s certificate. These visas are valid for six months to one year and can be renewed for similar periods.
Holders may enter and stay in Oman for up to three months per visit, according to Times of Oman.
The “Owner Visa” for registered units
Foreign nationals who own registered real estate units can obtain the Owner Visa directly from the competent authority, with no sponsor required. The same applies to legal representatives of corporate property owners.
One deadline matters here: you must enter Oman within three months of the visa’s issuance date.
Residency tied to property ownership lasts as long as you keep the property. If ownership is transferred through any legal transaction, the residency permit automatically expires — and so do the permits of accompanying family members.
Frequently Asked Questions
Do I still need an Omani sponsor to get residency through property?
No. Under Decision No 87/2026, eligible foreign property owners can obtain visas and residency permits without a local sponsor. Approval is based on a certificate from the competent authority instead.
Can I qualify if my property is not yet registered?
Yes. The amendment covers land for construction and units still in registration. These visas run for six months to one year, are renewable, and allow stays of up to three months per visit.
Does my family get residency too?
Yes. Spouses and first-degree relatives of eligible property owners are included, along with legal representatives of corporate property owners. Some age requirements for dependents are also waived.
What happens to my residency if I sell the property?
It ends. Residency permits tied to property ownership expire automatically when ownership is transferred through any legal transaction. The permits of accompanying family members are cancelled as well.
Sources
- Times of Oman — Oman amends Foreign Residency Regulations to ease rules for property owners and investors
- Muscat Daily — ROP eases residency rules for foreign property owners
- ARY News — Oman eases residency rules, grants sponsor-free visas for foreign property owners
- Royal Oman Police — Visa Types
Disclaimer: Wego strives to ensure all information presented in this article is accurate and up to date at the time of publication. Travel policies, prices, visa requirements, and conditions can change rapidly. We strongly recommend verifying critical details with official sources before making travel decisions. Wego does not accept liability for any inaccuracies, oversights, or changes that may occur after publication.
