Oman updates property-linked visas, residency rules for foreign investors

Muscat: The Royal Oman Police (ROP) has issued Decision No. 87/2026 amending certain provisions of the Executive Regulations of the Foreigners’ Residence Law, introducing updated rules for property-linked entry visas and residency permits for foreign buyers, property owners and eligible family members.

Published in Official Gazette issue No. 1653, the decision allows a foreigner who purchases a plot of land prepared for construction, or a real estate unit whose registration procedures have not yet been completed, to obtain a visa without a sponsor, based on a certificate issued by the competent authority. Under the amendments, the visa may also be granted to the buyer’s spouse and first-degree relatives, as well as to the legal representatives of a legal entity owning the land plot or real estate unit.

The visa will be valid for a period of not less than six months and not more than one year, renewable for a similar period.

It allows the holder to enter and stay in Oman for up to three months each time. The amendments also update provisions for the “Property Owner Visa”, allowing foreigners who own real estate units to obtain the visa without a sponsor, based on a certificate issued by the competent authority. Legal representatives of a legal entity owning the unit may also be granted the visa, provided entry into Oman takes place within three months from the date of issuance.

The revised regulations further update residency eligibility conditions to include foreigners licensed by the competent authority to invest funds in Oman, owners of real estate units in the Sultanate, and foreign employees working with government entities.

The decision also regulates the granting of “Property Owner Residency”, allowing it to be issued without a sponsor to a foreigner who owns a registered real estate unit, or a unit whose registration procedures have not yet been completed, based on a certificate issued by the competent authority.

The same residency may also be granted to legal representatives of a legal entity owning the unit.

The amendments further state that the residency of a foreign property owner, or the legal representative of a legal entity owning the unit, will end if ownership of the unit is transferred through any legal act transferring title. In such cases, the residency of the accompanying spouse and relatives will also end.

The decision also updates provisions related to age exemptions for those holding family-joining residency linked to an investor or property owner, in accordance with controls set by the Director-General.