Oman Residency Visa Through Real Estate: Al Mouj Investment Guide

In June 2026, Oman rewrote its residency rules for foreigners — Official Gazette No. 1653 of 21 June simplified the issuance of residence permits for those buying property (including off‑plan). While Dubai and Cyprus are raising entry thresholds, Muscat is going in the opposite direction and removing investment caps for obtaining residency through property purchases.

Why investors from the CIS are looking at Oman residence permits

Against the backdrop of tightening Golden Visa conditions in Greece (thresholds have risen to €400,000–800,000) and ongoing debates around the Cypriot programme, Oman looks like a preferable alternative. There is no personal income tax, no capital gains tax for individuals, and no rigid link between residency and a single transaction.

The June 2026 reform is not cosmetic. It simplified applications through a single portal, reduced the document package for property buyers, and formalised the status of family members: the spouse and minor children are included in one application without separate filing. According to local consulting firms, processing times after the reform are 2–4 months, compared to the previous 4–6 months.

A second factor — Muscat remains one of the few cities in the region where residency can be obtained not only through purchasing property, but also through verified income or a deposit, without mandatory property ownership in the country. This expands the pool of eligible applicants — not only buyers, but also recipients of pensions, rent, or investment income from abroad.

Oman Retirement Visa: who can get it and under what conditions

The Retirement Visa is not the only route, but it is the most accessible for those aged 55–60. The programme does not require purchasing a property if the applicant proves one of two financial profiles.

The first is for applicants aged 60 and over: a stable monthly income of at least 4,000 OMR (about $10,400) from pensions, annuities, or foreign investments. You do not need to bring capital into Oman — statements from the last 6–12 months are sufficient.

The second profile is softer on income but requires verified assets: a pension of 1,000–1,500 OMR per month ($2,600–$3,900) plus a bank balance of 20,000–30,000 OMR, or proven ownership of investment property in Oman.

The difference between the two profiles is crucial for planning: if your monthly income falls short of 4,000 OMR, buying an apartment in Al Mouj or placing a deposit in an Omani bank closes the gap and opens access to the second, more lenient route.

Oman Golden Visa: investment residence permit through property

For those who want residency specifically through buying a home, there is a separate track — the Omani Golden Visa. It is divided into two levels.

The first level — investments from 500,000 OMR (approximately $1.3 million) in real estate, shares of local companies, or government bonds, or creating at least 50 jobs for Omani citizens. In return — a 10‑year resident card, renewable every 3 years.

The second level is more accessible: from 250,000 OMR (about $650,000) in property or a share in a private company. The residency term is shorter — typically 5 years with renewal every 2 years, but the entry threshold is roughly half.

Both levels of the Golden Visa include the spouse and children in one application and do not impose income tax on resident income — Oman remains one of the few Gulf jurisdictions with no personal income tax for individuals at all.

Al Mouj in Muscat: why investor interest is concentrated here

Formally, residency through property purchase can be obtained in any area open to foreign ownership. In practice, demand concentrates around mature complexes with ready infrastructure — and Al Mouj (The Wave) is currently the main such address in Muscat.

The area is built around a marina and is open to foreign ownership with full freehold rights — a rarity in Oman, where most of the market remains closed to non‑residents. Al Mouj already has a beach promenade, restaurants, a golf course, and schools — i.e. infrastructure that typically takes years to complete is already operational.

According to local real estate agencies, apartments in Al Mouj start from roughly $300,000. The exact price depends heavily on the phase and the marina view, so this is an estimate, not a specific property quote.

Taxes, resident rights, and what is not included in the residence package

A resident visa is not citizenship and does not automatically give access to employment. A resident on the investment or retirement track gets the right to live, own property, and open bank accounts, but not the right to work as an employee without a separate work permit — this detail is often omitted from brokers’ presentations.

On the positive side, Oman does not tax residents on personal income, dividends, or capital gains for individuals. This distinguishes it both from Cyprus with its Non‑Dom schemes and from Greece, where some tax benefits are tied to the length of residency.

The path to Omani citizenship formally exists but takes about 20 years of continuous residence — residency here should be viewed as a tool for mobility and tax planning, not as a fast track to a passport.

What an investor from the CIS should do right now

Before submitting an application, you should go through four steps. First, calculate which income profile you have on paper: if your monthly income is below 4,000 OMR, it is more advantageous to consider buying property, which simultaneously addresses both housing and visa needs.

Next, gather bank statements for 6–12 months and documents proving the source of income (pension fund, rental agreement, brokerage account). This is the stage where time is most often lost due to an incomplete package.

Third, choose a property in an area with full freehold status, not in a zone with limited usage rights — the difference directly affects whether the purchase will count for the visa track. Fourth, submit your application through the unified residency portal and allow 2–4 months for processing, taking into account the June 2026 reform.

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