Mortgage & Affordability Calculator
Two questions, one tool: what a given Oman home loan costs each month, and what a bank would actually lend you against your salary. Both show the cash you need on the day — deposit plus the roughly 5% in fees no mortgage here finances.
The loan you're taking
What this actually means for you
OMR 660 per month
Over 20 years you'd repay OMR 158,489 on a OMR 96,000 loan — OMR 62,489 of it interest. You also need OMR 30,150 in cash on the day, because no mortgage here finances the fees.
- Deposit
- OMR 24,000 (20%)
- Loan amount
- OMR 96,000 (80% LTV)
- Monthly payment
- OMR 660
- Total interest
- OMR 62,489
- Registration fee (3%)
- OMR 3,600
- Agency fee (2%)
- OMR 2,400
- Admin fee
- OMR 150
- Cash needed at purchase
- OMR 30,150
Indicative only. LTV tiers, the 60% debt-burden ceiling and the rate bands are market ranges compiled from Omani lender disclosures and 2026 advisory reporting — not an offer. Your actual terms depend on your profile and the bank.
Other tools
How this calculator works
The payment side is a standard amortising mortgage: the loan is the price less your deposit, and the monthly instalment is the payment that clears it over the term at your rate. Interest is amortised month by month rather than approximated annually, so the total-interest figure is the real one rather than a rounded estimate. On top of it, the calculator adds what Oman actually charges to transfer a property — approximately 3% registration, a 2% agency commission on secondary purchases, and a flat admin fee — because those are paid in cash and no mortgage covers them.
The affordability side runs the same maths backwards, starting from the rule Omani banks assess against rather than from a price you guessed at. Housing loans are typically capped so total instalments stay within roughly 60% of net salary, and existing car loans and card commitments count against the same ceiling. Whatever is left is the instalment a bank will size a loan around; the loan-to-value tier for your borrower profile turns that loan into a property price.
Then it checks that against your cash. A budget that income supports is still out of reach if the deposit and fees exceed what you hold, so the tool reports which of the two is actually binding — income or cash. In our experience that's the more useful answer, because the fix is different in each case.
Loan-to-value by borrower profile
| Borrower profile | Typical maximum LTV | Deposit |
|---|---|---|
| Resident expat, salary transferred to the lender | 80% | 20% |
| Resident expat, no salary transfer | 70% | 30% |
| Non-resident foreign buyer | 60% | 40% |
Indicative market ranges, not offers. Our Oman mortgage guide for expats sets out where these figures come from and what banks ask for. For the other side of the purchase, see the full breakdown of hidden costs.
Frequently asked questions
How much can I borrow for a property in Oman?
Omani banks generally size a housing loan so that your total monthly instalments — the new mortgage plus any existing car loan, personal loan or credit card commitments — stay within roughly 60% of your net salary. That instalment ceiling, spread over the loan term at your quoted rate, sets the loan. The loan-to-value tier for your borrower profile then sets the property price it supports: a resident expat transferring salary to the lender can commonly borrow up to around 80% of the value, so a loan of OMR 80,000 supports a purchase around OMR 100,000.
What deposit do I need to buy property in Oman?
Plan on 20-25% as a resident expat with a salary transfer arrangement, and 30-50% as a non-resident foreign buyer, whose loan-to-value ratios are commonly reported in the 50-70% range. On top of the deposit, budget roughly 5% of the purchase price for registration (about 3%), agency commission on a resale (about 2%) and admin costs. No mortgage in Oman finances those fees — they have to be paid in cash.
What are mortgage interest rates in Oman in 2026?
Indicative residential mortgage rates in Oman generally run between about 4% and 6.3% per year on 20-25 year terms. Foreign borrowers are commonly quoted 5% to 7.5% depending on residency status, with a premium over Omani nationals typically reported at 0.25 to 0.75 percentage points. Rates vary meaningfully by bank and by borrower profile, so treat any single figure as indicative and get quotes from two or three lenders.
Does this calculator include the fees a mortgage won't cover?
Yes, and that is the number most buyers get wrong. Alongside the monthly payment, the calculator shows cash needed at purchase: your deposit plus the roughly 3% property registration fee, the 2% agency commission on secondary-market purchases, and a flat admin fee. Off-plan purchases skip the agency commission, since those units are usually bought directly from the developer.
Why is my borrowing limit lower than my salary suggests?
Existing debt is the usual reason. The roughly 60% debt-burden ceiling applies to your total instalments, not just the new mortgage, so an existing car loan or credit card minimum comes straight off what a bank will lend for a home. Clearing a car loan before applying can raise the mortgage a bank will approve by considerably more than the loan balance itself.
Can non-residents get a mortgage in Oman?
Yes, but on tighter terms. Non-resident foreign buyers can obtain financing at loan-to-value ratios commonly reported in the 50-70% range, assessed on international income and assets rather than an Omani salary — a slower, more document-heavy process. Bank Muscat, National Bank of Oman and Bank Dhofar are the lenders most frequently cited as working with foreign buyers. Foreign buyers can only purchase inside a licensed Integrated Tourism Complex, which constrains which properties can be financed at all.