What is an ITC in Oman?
Integrated Tourism Complex — large resort developments where freehold ownership is permitted for foreigners. Only within an ITC can a foreigner obtain full title to a property.
Location profile
Property in Oman
Freehold only in ITC, investor visa and a stable economy
from $180,000Starting price
6-8% grossYield
Ownership: Freehold for foreigners — only within an Integrated Tourism Complex
Market
Property market in Oman
A stable Gulf monarchy with growing tourism and a clear legal framework for foreign buyers within Integrated Tourism Complexes. An investor visa from 250,000 OMR grants residency rights.
- A 3% registration fee on the price at purchase is the only tax on the transaction(WT Group Oman, 2026)
- From 250,000 OMR (~$650,000) — the ITC purchase threshold for an investor residence permit(MelkQ Oman, 2026)
- No annual property tax and no capital gains tax(Tranio Oman, 2025)
- Al Mouj (formerly The Wave) — the largest ITC zone: marina, golf course, school(Mirabello Consultancy)
- Freehold for foreigners — only within an ITC; outside it — leasehold or an Omani company(Royal Decree №12/2006)
Prices
Price per m² by city and district — Oman
LocationPrice per m²Comment
Al Mouj (Muscat)$3 000–4 5001BR from $200k, 2-3BR $250–400k, villa from $700k (Flatters, 2026)
Muscat Bay$3 500–5 500premium segment, villas from $700k (NF Group, 2026)
Muscat Hills$2 800–4 000quiet ITC with a golf course
Saraya Bandar Jissah$4 500–6 500luxury segment, hotel infrastructure
Hawana Salalah$2 000–3 200southern resort, khareef season
Ownership
Ownership for foreigners in Oman
Freehold for foreigners in Oman is permitted only within Integrated Tourism Complex (ITC) zones. Outside an ITC — leasehold (long-term lease) or ownership through an Omani company. An investor visa is issued on a purchase from 250k OMR.
- Freehold — only in approved ITC projects: Al Mouj, Muscat Bay, Muscat Hills, Saraya Bandar Jissah, Hawana Salalah, Jebel Sifah
- A purchase outside an ITC is possible only through an Omani company or a leasehold of up to 99 years
- The minimum amount for an investor residence permit is 250,000 OMR (~$650,000)
- Funds must come from abroad via bank transfer; purchase through an escrow agent
Source: Royal Decree №12/2006, Ministry of Housing
Taxes
Taxes on purchase and ownership in Oman
TaxRateWhen paid
Registration fee3%one-off at the transaction (Ministry of Housing Oman)
Annual property tax0%none (WT Group, 2026)
VAT on an ITC purchase0%exemption for ITC zones (Oman Tax Authority)
Capital gains tax0%none for individuals (Oman Tax Authority)
Rental income tax0% for individualsfor non-resident individuals with a single property; for businesses — 15% (Oman Tax Authority)
Residency
Residency through property purchase in Oman
250 000 OMR (~$650 000)Minimum investment
2-6 weeksProcessing time
An investor visa is issued on a property purchase in an ITC from 250,000 OMR. The term is 2 or 10 years depending on the investment amount. It covers a spouse, children under 21 and parents. It grants visa-free entry, the right to rent and to hold bank accounts. Working requires a separate permit.
Source: Royal Decree, Ministry of Commerce and Investment Promotion
Rental yield
Rental yield by city in Oman
CityTypeGrossNet
Al Mouj (Muscat)Condo, expat rental6–8%5–6%
Muscat BayVilla, premium5–7%4–5%
Muscat HillsTownhouse5–7%4–5%
Hawana SalalahResort rental6–9%4–6%
FAQ
Frequently asked questions about buying property in Oman
Can you obtain a residence permit by buying property?
Yes, an investor visa from 250,000 OMR for 5-10 years with the right to renew. It extends to a spouse and children under 21.
What are the major ITC projects in Muscat?
Al Mouj (formerly The Wave), Muscat Hills, Muscat Bay, Saraya Bandar Jissah — the best known. In Salalah — Hawana Salalah.
What is the rental yield?
In premium beachfront ITCs — 6-8% gross. Steady rental demand from expats and tourists, low seasonality thanks to the year-round climate.
What taxes apply on purchase and ownership in Oman?
A registration fee of 3% of the property price (one-off). There is no annual residential property tax. There is no VAT on a purchase within an ITC. There is no capital gains tax on sale. This is one of the most favourable tax regimes in the Gulf region.
How much does an apartment and a villa cost in Muscat?
Apartments — from $100,000 (1BR in a standard ITC), 2-3BR in Al Mouj — $250-400k. Villas — from $300,000, in premium Muscat Bay and Saraya Bandar Jissah — from $700k to several million.
Can a foreigner live in Oman year-round?
Yes, an investor visa from 250k OMR (~$650k) grants the right to reside for 2-10 years with renewal. It extends to a spouse, children under 21 and parents. Working in Oman on this visa requires a separate permit.
Other destinations
Explore other markets
UAEfrom $200,000Thailandfrom $80,000Turkeyfrom $80,000Cyprusfrom €200,000Greecefrom €150,000Indonesia (Bali)from $180,000Georgiafrom $40,000Vietnamfrom $50,000Montenegrofrom €100,000Serbiafrom €80,000 (~8.8M ₽)Mexicofrom $120,000Armeniafrom $80,000Bahrainfrom $200,000Saudi Arabiafrom $300,000Kuwaitunavailable for non-GCCPhilippinesfrom $50,000Malaysiafrom $150,000Dominican Republicfrom $150,000Mauritiusfrom $300,000 (PDS entry), from $375,000 (residence permit)Seychellesfrom $500,000 (Eden Island apartments)Sri Lankafrom $80,000Cambodiafrom $40,000 (~4M ₽)Cabo Verdefrom €50,000 (~5.5M ₽)
Personal selection
Properties to match your budget and goal
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