The short answer: foreigners can own freehold property in Oman only in designated locations. In practice that means four kinds of place: Integrated Tourism Complexes (ITCs), the government's new "future cities", a small number of integrated residential neighbourhoods, and qualifying projects inside special economic and free zones. Everywhere else, a non-GCC foreigner can at most hold a long lease or usufruct right.
That answer has not changed in 2026, despite a wave of headlines suggesting Oman had "opened its property market" to everyone. Below is the full map, what each zone actually gives you, and how to check a project before you pay a deposit.
4
Types of zone open to foreign freehold
ITCs, future cities, integrated neighbourhoods, free zones
3%
Registration fee for foreign buyers
Paid to MOHUP at title transfer
0%
Annual property tax
Service charges still apply in ITCs
OMR 250k
Investor residency threshold
5-year permit; OMR 500k for 10 years
The four places foreigners can own freehold#
On 28 June 2026 the Ministry of Housing and Urban Planning (MOHUP) put out a clarification after social media claimed foreigners could now buy anywhere. It listed where non-Omanis may own property. Combined with the free zone rules issued later in the year, the map looks like this:
| Zone type | Examples | What you get | Who it suits |
|---|---|---|---|
| Integrated Tourism Complex (ITC) | Al Mouj, Muscat Bay, Muscat Hills, Jebel Sifah, AIDA at Yiti, Hawana Salalah | Freehold title (Mulqiya) in your name | Most foreign buyers: lifestyle, rental and residency |
| Future cities | Sultan Haitham City, Al Thuraya City, Al Jabal Al Aali | Ownership in designated phases | Long-horizon buyers betting on new infrastructure |
| Integrated residential neighbourhoods | Surouh | Ownership in approved schemes | Buyers wanting non-resort, everyday neighbourhoods |
| Special economic and free zones | Qualifying projects in zones such as Duqm | Freehold of units in qualifying projects | Investors tied to industrial and logistics growth |
1. Integrated Tourism Complexes#
ITCs are the original route and still the deepest market. The framework dates back to Royal Decree 12/2006: a development licensed as an ITC can sell freehold units to foreigners, and the buyer gets a registered title deed. Our expat freehold guide covers the legal mechanics in detail.
The established ITCs most buyers look at are:
- Al Mouj Muscat: the largest and most liquid, with a marina, beach and golf course near the airport. Our Al Mouj review runs the numbers.
- Muscat Bay: a quieter, mountain-and-sea community south-east of the old city.
- Muscat Hills: a golf community close to the airport and Mall of Oman.
- Jebel Sifah: a marina resort town about an hour south-east of central Muscat.
- AIDA at Yiti: the newest high-end launch, on the coast near Yiti.
- Hawana Salalah: the main foreign-buyer market in Dhofar.
New ITCs are licensed from time to time. In 2026 a mixed-use project in Al Qurm and branded residences in Shati Al Qurum were both reported as approved for freehold sales to foreigners. There is no single, always-current public list, which is why checking the licence yourself matters (see below).
2. Future cities#
MOHUP named Sultan Haitham City, Al Thuraya City and Al Jabal Al Aali as places where foreigners may own. These are state-led master plans, mostly at an early stage. The opportunity is getting in at planning-stage prices, and the risk is the same: you are buying into a timeline.
3. Integrated residential neighbourhoods#
Surouh is the example MOHUP gave. These schemes are not tourism resorts, so they can suit a resident family who wants an ordinary neighbourhood rather than a marina lifestyle. Fewer units are on the market, and resale depth is limited.
4. Special economic and free zones#
In 2026 the Public Authority for Special Economic Zones and Free Zones (OPAZ) issued executive regulations (reported as Regulation 81/2026) covering freehold ownership of units by non-Omanis in qualifying projects inside the zones, with off-plan and escrow protections and residency for owners. This mainly matters for Duqm and other zones tied to industry and logistics. It is new, so expect the practical process to settle over the coming months.
What about outside the zones?#
Outside designated locations, a non-GCC foreigner has two realistic options:
- Rent. For most expats on a work visa, renting is still the default. Our average rent guide shows what that costs by area.
- Usufruct. A registered right to use a property for a long fixed term, typically 50 years with renewal. It can be sold and inherited, but you do not own the land, and residency eligibility for usufruct holders under the 2026 rules has not been clearly confirmed. See freehold vs leasehold in Oman.
Land is a separate question again: our guide to whether foreigners can buy land in Oman explains the plot-buying rules and the GCC exception.
GCC citizens are a different case#
Citizens of Saudi Arabia, the UAE, Kuwait, Qatar and Bahrain are not treated like other foreigners. Under GCC agreements they can buy in a wider set of approved areas, subject to limits on things such as agricultural land and sensitive locations. See our guides for Saudi and UAE buyers.
How to check a project before you pay#
Developers and agents will tell you a project is "freehold for all nationalities". Treat that as a claim to verify, not a fact:
- Ask for the ITC licence or designation decision and check the project name matches exactly. Phases of the same master plan can have different status.
- Ask how title will be issued. You should receive a Mulqiya (title deed) registered with MOHUP, or a preliminary registration for off-plan units.
- Have a local lawyer confirm it before signing the Sale and Purchase Agreement. This is the single most valuable step in the buying process.
- For off-plan, check the escrow account required under the off-plan rules. Our off-plan guide covers Law 79/2025.
Prices in the main foreign-buyer zones#
From our tracked dataset (estimated from public listings, see methodology):
| Zone | City | Avg. price per sq ft | Gross yield |
|---|---|---|---|
| Al Mouj | Muscat | OMR 140 | 5.2% |
| Muscat Hills | Muscat | OMR 110 | 6.2% |
| Muscat Bay | Muscat | OMR 100 | 7.0% |
| Hawana Salalah | Salalah | OMR 144 | 6.5% |
A 100 square metre (about 1,076 sq ft) apartment at those averages works out to roughly OMR 108,000 in Muscat Bay, OMR 118,000 in Muscat Hills and OMR 151,000 in Al Mouj, before the 5-8% in buying costs. Run your own figures in the purchase cost calculator.
Not sure which zone fits your budget? The AI Property Advisor shortlists areas you can actually buy in, and compare areas puts prices and yields side by side.
Sources: MOHUP statement on foreign ownership locations, June 2026, as reported by Gulf News; Royal Decree 12/2006 (ITC framework); Royal Decree 56/2026 (Real Estate Registry Law); Royal Oman Police Decision 87/2026 (Owner residence permit); OPAZ executive regulations for special economic and free zones, 2026, as reported by Arabian Business; area prices and yields from our tracked dataset per our methodology. General information, not legal advice. Confirm eligibility for a specific property with MOHUP and a licensed Omani lawyer.