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Oman has amended its Foreign Residency Regulations effective June 2026 — removing the sponsor requirement for property owners, extending benefits to off-plan buyers, and broadening eligibility for family residency. Here's the full breakdown.
July 2026
On June 21, 2026, Oman published amendments to the Executive Regulations of the Foreigners Residence Law in Official Gazette No. 1653. The changes were issued by Inspector General of Police and Customs Lt. Gen. Hassan bin Mohsin Al Shuraiqi and took effect the day after publication.
The core intent is clear: make it easier for foreign property owners and investors to obtain residency in Oman, with less bureaucracy and fewer restrictions. For buyers already in the market — and for those considering a purchase — this is a meaningful shift in how residency works on the ground.
Below is a plain-language breakdown of each key change.
Previously, visa benefits tied to property ownership typically required the purchase to be fully registered. The new amendments extend visa and residency privileges to foreign nationals who have purchased:
In both cases, eligibility is confirmed via a certificate issued by the competent authority rather than a finalized title deed.
What this means for buyers: If you've signed a sale and purchase agreement on a new development or are waiting for title registration to complete, you can now apply for a visa based on that purchase — you don't have to wait for the full registration process to finish. This is a significant change for off-plan buyers who were previously in a grey zone between paying for a property and officially having residency rights tied to it.
The amendments revise the "Owner Visa" provisions so that foreign nationals who own real estate units can obtain their visa directly from the competent authority without needing to go through a local sponsor.
The same sponsor-free benefit extends to legal representatives of corporate entities that own real estate in Oman.
What this means for buyers: The sponsor requirement has historically been one of the more frustrating elements of Oman's residency system for foreign property owners — creating dependency on a local individual or entity even when your right to be in the country was already backed by property ownership. This amendment removes that dependency entirely for property owners.
Note: Visa holders must enter Oman within three months of the visa issuance date.
The new rules extend visa eligibility beyond the primary property purchaser to:
Visas issued under these provisions will be valid for six months to one year and may be renewed for a similar duration. Holders can enter and stay in Oman for up to three months per visit.
What this means for buyers: Families purchasing together — or companies holding property through a corporate structure — are now explicitly covered. A corporate representative no longer needs to navigate a separate sponsorship arrangement to obtain a visa for managing the company's Omani real estate.
The residency permit provisions — which go beyond a visa and allow longer-term stays — have also been updated. Residency permits can now be granted to foreigners who own:
Corporate property owners are also covered through their legal representatives.
What this means for buyers: Again, the key shift is timing — you no longer need to wait for full registration before residency rights attach to your ownership. For buyers in fast-moving developments where registration can lag months behind completion, this closes a meaningful gap.
The amendments include a specific carve-out exempting dependents of investors and property owners from certain age requirements that would otherwise apply to family residency permits.
The specific thresholds are determined by the Director General, but the intent is to ensure that families — including adult children who might otherwise age out of a family residency — are not penalized for the age-based rules that apply to standard employment-sponsored residency.
What this means for buyers: If you have dependents who are older than the typical cut-off for family residency under standard employment-based sponsorship, this amendment may make it easier to include them under your property ownership residency.
The revised regulations also broaden who can act as a sponsor for foreign residents. In addition to Omani citizens, sponsors may now include:
What this means for buyers: Property owners can now sponsor other foreign residents — giving Oman-based foreign property owners a degree of standing in the residency system that was previously reserved for Omani nationals or GCC citizens.
The amendments are equally clear about what happens when a property changes hands: residency permits granted to foreign property owners will automatically terminate if ownership is transferred through any legal transaction. Residency permits for accompanying spouses and eligible relatives will be cancelled at the same time.
What this means for buyers: If you sell your property, your residency — and your family's residency — tied to that property ends. This is an important planning consideration for anyone using property ownership as their primary residency pathway. If your situation is likely to change, it may be worth exploring whether a parallel pathway (such as the Golden Residency programme) offers more stable long-term residency that isn't extinguished by a sale.
These amendments are separate from but complementary to Oman's Golden Residency programme (administered via omanresidence.gov.om), which offers 10-year renewable residency for a minimum investment of OMR 200,000 across seven qualifying pathways including ITC property ownership.
The key distinction:
Owner Visa / Property Residency (New Rules)Golden Residency ProgrammeQualifying propertyAny registered or pre-registration real estateITC properties (e.g. Al Mouj, Muscat Hills, AIDA)Residency durationRenewable, tied to ownership10-year renewableMinimum investmentNo stated thresholdOMR 200,000Continues after sale?No — terminates on transferNo — also tied to qualifying investmentSponsor required?No (amended)NoFamily included?YesYes (first-degree, no age/number limit)
For buyers purchasing in an ITC above the OMR 200,000 threshold, the Golden Residency route typically offers more robust long-term residency. The new Owner Visa and property residency rules are more relevant for buyers purchasing non-ITC properties, off-plan developments, or properties below the Golden Residency threshold.
If you currently own property in Oman and have been navigating the sponsor requirement, the June 2026 amendments are worth revisiting with a legal advisor — particularly if your existing residency arrangement was set up under the old rules.
If you are considering a purchase, these changes strengthen the case for property ownership as a practical residency pathway, even before a full title is registered. Speak with a licensed broker who understands both the property market and the residency options relevant to your situation.
Luxe Properties specializes in freehold and ITC properties across Muscat. We can guide you through which properties qualify for Owner Visa benefits, Golden Residency eligibility, or both — and connect you with the right legal advisors to structure your purchase correctly
