New Changes to Property-Linked Visas and Residency Rules: How Oman’s Updates Affect Foreign Investors and Your Business Opportunities
Muscat: The Royal Oman Police (ROP) has announced Decision No. 87/2026, which revises certain provisions of the Executive Regulations of the Foreigners’ Residence Law. This decision introduces new rules regarding property-linked entry visas and residency permits for foreign buyers, property owners, and their eligible family members.
Published in Official Gazette issue No. 1653, the decision enables foreigners who purchase a plot of land designated for construction or a real estate unit that has not yet been fully registered to obtain a visa without a sponsor. This is contingent upon a certificate issued by the relevant authority. The amendments also extend the visa eligibility to the buyer’s spouse, first-degree relatives, and legal representatives of a corporate entity owning the property.
The visa is valid for a minimum of six months and a maximum of one year, with the option for renewal for a similar period. It allows the holder to enter and remain in Oman for up to three months per visit.
Additionally, the revised regulations update provisions for the “Property Owner Visa,” allowing foreign real estate owners to acquire the visa without a sponsor, based on a certificate from the competent authority. Legal representatives of a corporate entity owning the property may also be granted this visa, provided entry into Oman occurs within three months of issuance.
The amendments further clarify residency eligibility criteria, now including foreigners licensed by the relevant authority to invest in Oman, property owners, and foreign employees working with government agencies.
Additionally, the decision regulates the issuance of “Property Owner Residency” for foreigners who own a registered real estate unit or one that is still in the registration phase, based on a certificate from the competent authority. This residency can also be granted to legal representatives of corporate entities owning such units.
According to the amendments, the residency of foreign property owners or their legal representatives will terminate if the ownership of the unit is transferred through any legal means. Consequently, the residency of accompanying spouses and relatives will also cease in such instances.
Lastly, the decision updates provisions concerning age exemptions for individuals holding family-joining residency linked to an investor or property owner, in line with directives set by the Director-General.
Special Analysis by Omanet | Navigate Oman’s Market
The recent amendments to the Foreigners’ Residence Law signify a strategic shift towards enhancing foreign investment in Oman. By facilitating property-linked entry visas and residency permits, this creates significant opportunities for real estate development, attracting more international buyers and investors. Smart entrepreneurs should consider investing in real estate as a viable avenue for growth, while being aware of the regulatory nuances that accompany property ownership and residency.
