Ownership rights for foreigners: what Integrated Tourism Complexes arrange
By the editors, March 2026
Foreigners may own real estate in Oman only within ITC zones, in full ownership (freehold). What that means for your rights, residency, and exit.
Foreigners may not buy real estate in Oman, except inside an Integrated Tourism Complex. That exception has existed since Royal Decree 12/2006 and has been refined several times since. Buyers who don't know the rules sometimes purchase something that legally cannot be delivered. Below are the main points..
What an ITC actually is
An Integrated Tourism Complex is a development designated by the Omani government with a tourism component (hotel, amenities, often a marina or golf course) inside which non-Omanis may acquire full ownership (freehold). There are currently around twenty recognized ITCs; Jebel Sifah, Hawana Salalah, Muscat Hills, Saraya Bandar Jissah, and Al Mouj are the best known. Outside an ITC, a foreigner cannot acquire freehold property, not through an Omani company, not via leasehold constructions, not through a local partner. Anyone offering you otherwise is operating in a legal grey area that creates problems on resale or inheritance.
Residency linked to ownership
Since 2017, ownership of property from 250,000 OMR (around $654,000 / €595,000) qualifies you for a renewable five-year investor residency. For properties above 500,000 OMR (around $1.31M / €1.19M), a ten-year permit is available. The permit applies to the owner plus partner and minor children. Investors below that threshold, the majority of our clients, do not get automatic residency through the property. A tourist visa suffices for regular visits.
Inheritance and resale
Upon the owner's passing, Omani real estate falls under Omani law unless you have actively arranged otherwise through a will. We always recommend recording your wishes in both an Omani will and one in your country of residence, so that your heirs do not get caught between two legal systems. Upon resale, you sell the title deed directly to the new buyer; there are no transfer restrictions on foreign-to-foreign sales within an ITC.
