MHT Introduces New Property Ownership Rules at Jabal Sifah Resort: What Investors and Owners Need to Know
Muscat: The Ministry of Heritage and Tourism has announced the implementation of a new bylaw that establishes detailed regulations for real estate ownership, sale, and management within the Jabal Sifah resort.
Under this bylaw, developers are required to submit master plans and cadastral drawings for approval by the competent authority and the Ministry. These submissions must include specifics on land subdivision, common areas, utilities, roads, services, and the size and number of each sub-plot. Importantly, no sales can proceed without securing these approvals.
The bylaw mandates that developers complete the necessary procedures to allow non-Omani ownership and prepare “house rules” outlining the rights and responsibilities of owners and residents. Copies of these rules must be distributed to all unit holders. Any amendments to the rules require coordination with the owners’ association, based on project needs.
Construction must adhere to specifications outlined in the sales contract and comply with Ministry requirements. Purchasers will receive copies of the architectural drawings. A model sales contract must be presented to the competent authority, with any substantial changes subject to consultation. The contract must include penalties for delays or breaches, alongside compensation provisions.
Developers must appoint an audit office to review accounts related to annual service charges and submit audit results to the Ministry annually. An escrow account, registered in the project’s name at a licensed Omani bank, is required to deposit installments from buyers or financiers. Certificates confirming project progress must be issued by the project consultant.
Additionally, a basic statute to govern the owners’ association and manage shared areas must be drafted. Sold units must be registered in the real estate register under the purchaser’s name, and developers must deliver units within the agreed contractual timeframe.
Developers are also responsible for insuring units on behalf of owners against all risks, with insurance premiums collected separately from the annual service fees. Insurance payouts are designated for repairing or reinstating damaged properties. Authorities must be informed in the event of an owner’s death or the resale of a unit, and an updated owners’ register must be maintained biannually.
Regarding buyers and owners, the bylaw requires timely payment of installments as agreed in the sales contract and prohibits disposal of units before formal registration.
Owners must comply with Omani laws, public order, Islamic values, and local traditions. They must respect the rights of neighbors, other unit owners, the developer, and shared spaces. Additionally, owners are responsible for maintaining their property’s external appearance, avoiding unauthorized modifications, and preserving green areas within their plots.
Owners are obligated to pay annual service charges according to the system defined in the basic statute and to notify the developer in case of unit resale.
The Ministry emphasized that this bylaw provides a comprehensive framework to protect the rights of developers and property owners, promote transparency in transactions, and uphold the integrity of integrated tourism projects at Jabal Sifah.
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The new bylaw governing real estate in Jabal Sifah signals increased regulatory oversight and transparency in Oman’s tourism property sector, which will boost investor confidence but also raise compliance costs for developers. Businesses should adapt by strengthening their project management and legal frameworks, while smart investors must consider the risks of delayed approvals and contractual compliance. This regulatory clarity offers an opportunity to build trustworthy, sustainable developments that align with Oman’s cultural values and tourism strategy.
