Oman Residency by Investment — ITC Programme Guide 2026

Programme Overview

Oman's approach to residency by investment differs from the structured "golden visa" programmes of the UAE, Greece, or Portugal. There is no named programme with a fixed investment threshold and a government-administered application process. Instead, Oman permits foreign nationals to acquire freehold property within designated Integrated Tourism Complexes (ITCs) and, by virtue of that ownership, to qualify for long-term renewable residency permits.

This framework was established under Royal Decree 12/2006 and has been progressively expanded as Oman develops its ITC portfolio. Foreigners may only purchase freehold property in designated ITCs; they cannot purchase freehold in the general Omani property market outside these zones.

The ITC residency route is the principal pathway for foreign investors who wish to establish a legal presence in Oman without operating a business or taking employment.

The ITC Framework

Integrated Tourism Complexes are government-approved mixed-use developments typically comprising:

• Residential apartments and villas (available for freehold purchase by foreigners)
• Hotel and resort facilities
• Marina or beachfront amenities
• Retail, dining, and leisure facilities
• Community infrastructure

The ITCs are master-planned developments built to international standards, managed by established developers and operators. They are designed to attract international residents and tourists while keeping foreign ownership within controlled zones.

Major ITCs in Oman

Muscat:

• The Wave Muscat — the largest and most established ITC, developed in partnership with the Omani government and a Canadian developer; 2.8km of coastline; marina; golf course; international school; range of apartments and villas from approximately OMR 60,000 ($155,000) for apartments to OMR 600,000+ for larger villas
• Muscat Hills Golf and Country Club — a smaller residential golf community near the airport
• Al Mouj Muscat — integrated waterfront development; modern apartments and villas

Coastal Developments:

• Saraya Bandar Jissah — luxury resort and residential development near Muscat; developed by a UAE-based developer; beachfront and hillside villas
• Jabal Sifah — marina village concept on the coast south of Muscat; golf course; boutique hotel; apartments from the lower OMR 100,000s

Northern and Regional:

• Various smaller ITCs in development as of 2026; the government continues to designate new ITC zones as part of Vision 2040

Residency Entitlement

Purchasing a property within a designated ITC qualifies the owner for:

• A renewable residency permit — in practice, permits of 2 or 10 years are issued depending on the investment value and current regulations
• The right to live and reside in Oman
• The right to sponsor a spouse and children
• The right to open bank accounts and conduct day-to-day financial transactions in Oman as a resident

Investment threshold: There is no formally published minimum investment amount for ITC residency at the programme level. In practice, residency is granted to ITC property owners, and ITC apartments typically start from approximately OMR 60,000–100,000 (approximately $155,000–$260,000) depending on the development.

The nature and duration of the residency permit issued has varied over time. Applicants should confirm the current residency terms with a qualified Omani lawyer before purchasing.

Taxation in Oman

Personal Income Tax

Oman has no personal income tax on individuals as of 2026. This applies to residents and Omani nationals alike — salaries, investment returns, rental income, and capital gains realised by individuals in Oman are currently not subject to personal income tax.

Note — a personal income tax has been enacted, effective 2028. Under Royal Decree No. 56/2025 (issued 22 June 2025), Oman will introduce a 5% personal income tax on annual income above OMR 42,000 (approximately USD 109,000), effective 1 January 2028 — the first such tax in the GCC. The government estimates it will affect only around 1% of the population, and income below the threshold remains exempt. Prospective residents relying on Oman's tax-free status should factor in this forthcoming change and take current professional advice on its scope.

Corporate Tax

A corporate income tax of 15% applies to Omani businesses. Small businesses and certain sectors may benefit from reduced rates or exemptions under specific provisions.

VAT

Oman introduced a 5% VAT in April 2021. This applies to most goods and services.

Capital Gains Tax

There is no capital gains tax on real estate or investment disposals by individuals in Oman.

Inheritance Tax

Oman has no inheritance tax or estate duty for individuals. However, Vision 2040 economic reforms are ongoing and the tax environment is evolving — most notably the personal income tax enacted in 2025 and taking effect from 2028 (see above). As of 2026, no CGT and no personal income tax is yet in force, but the position should be verified against current legislation at the time of application.

The Oman Proposition vs UAE

Oman and the UAE are frequently compared as Middle East residency destinations. The comparison is often framed as: UAE for those who want a global commercial hub; Oman for those who want a quieter, more culturally authentic experience at lower cost.

Feature	Oman	UAE
Entry cost (residency)	OMR 60k–100k (~$155k–$260k)	AED 2M (~$545k)
Income tax	Zero	Zero
Cost of living	Lower	Higher
International schools	Limited	Very extensive
Business infrastructure	Developing	Very developed
Tourism infrastructure	Developing	Very developed
Cultural character	Conservative, traditional	International, cosmopolitan
Expat community	Smaller	Very large

For investors who want a low-cost Middle East foothold in a stable, tax-efficient jurisdiction and are less dependent on the full complement of international services available in Dubai, Oman offers genuine value. Muscat's quality of life — the capital is clean, safe, uncrowded by Gulf city standards, and dramatically positioned between desert mountains and the Arabian Sea — is often cited as a significant draw.

Oman's Vision 2040

The Omani government's Vision 2040 plan drives significant investment in economic diversification beyond oil and gas revenues. Priority areas include tourism, logistics, manufacturing, and financial services. The Duqm Special Economic Zone (SEZ), on Oman's southern coast, is a major focus: a deep-water port, industrial zone, and developing township with its own ITC-style residency provisions for qualifying investors.

For investors interested in ITC property combined with business engagement, Duqm's SEZ represents a distinct opportunity outside the Muscat market.

Financial Planning in Oman

The Omani rial is pegged to the US dollar at a fixed rate (OMR 1 = USD 2.6008), which provides exchange rate stability for dollar-denominated investors. Banking in Oman is well-developed; major banks include Bank Muscat, HSBC Oman, and National Bank of Oman. Account opening for ITC property owners is generally straightforward.

As an expat resident in Oman, you will not have access to an Omani state pension. International financial planning — retirement savings, international life insurance, portfolio management — should be addressed through independent advisers experienced in working with Middle East-based expats.

Compliance Caveats

Oman's ITC residency framework is established by Royal Decree and can be amended. The specific residency terms — duration, renewal conditions, family member inclusion — have evolved since the original 2006 framework. Verify current terms with a qualified Omani legal adviser before purchasing.

Property markets carry inherent risk; ITC property values in Oman are less liquid than in Dubai given the smaller market size and developer-concentrated supply. Rental yields in ITC developments vary; verify occupancy rates and rental comparables before purchasing.

Tax policy in Oman is subject to government review under Vision 2040. While no personal income tax exists as of 2026, this may change as the government diversifies revenue.

This guide is for informational purposes only and does not constitute legal, tax, financial, or investment advice. Seek independent Omani legal and financial advice before proceeding.

How Global Investments Can Help

Global Investments advises HNW clients on Middle East residency and property investment across Oman, the UAE, and Qatar. For Oman ITC residency, we can:

• Provide current information on ITC developments and availability
• Introduce qualified Omani legal counsel for residency and property transactions
• Compare Oman against UAE and other Middle East residency options
• Coordinate with international financial advisers on tax planning and wealth management
• Support the full property purchase process from due diligence to title registration

To discuss Oman residency by investment and ITC property, contact our Middle East advisory team.