- Sponsor-free Owner Visa for owners of registered homes since 22 June 2026
- Sultan Haitham City: eligible at 30% paid; family above OMR 50,000
- Spouse and first-degree relatives included
- Title or payment certificate first; permits end on sale
Residency by property: how it works
A foreign buyer who owns a residential unit in one of Oman’s designated zones can apply for a renewable residence permit for themselves, with spouse and first-degree relatives included, and since 22 June 2026 can do so without a local sponsor. In Sultan Haitham City the eligibility arrives earlier, once 30% of the price has been paid during construction. Above these sit the Investor Residency tiers for larger holdings. None is automatic: each is an eligibility to apply, decided by the authorities, and each ends when the property is sold.
This page explains the Owner Visa and the Sultan Haitham City rule in detail, who is covered, the timing that connects registration and residency, the documents, and the questions buyers ask most.
The Owner Visa under ROP Decision 87/2026
The amendments to the Executive Regulations of the Foreigners’ Residence Law, issued by the Royal Oman Police and effective 22 June 2026, created a sponsor-free route for foreign nationals who own residential units: an entry visa and residence permit issued by the competent authority on a certificate of ownership, extended to first-degree family and to the legal representatives of property-owning companies. Key features: no stated minimum property value; units whose registration is not yet complete are covered; family sponsorship categories were widened and some age-related conditions for dependants relaxed; the permit lapses if the property is transferred by sale or any other legal transaction; and entry must follow within the visa’s validity.
The Sultan Haitham City rule
Under the ministerial decision of September 2025 covering the city’s under-construction projects, a buyer becomes eligible to apply once 30% of the purchase price has been paid. Where the property is priced at OMR 50,000 or below, the residency covers the buyer only; above OMR 50,000 it extends to spouse and first-degree relatives. The permit is renewable and tied to ownership. It is the only place in Oman where the pathway opens during construction, and Hay Al Wafa is the first neighbourhood to hand over.
| Home price | 30% paid | Who is covered |
|---|---|---|
| OMR 48,000 | OMR 14,400 | Buyer only |
| OMR 55,000 | OMR 16,500 | Buyer, spouse and first-degree relatives |
| OMR 80,000 | OMR 24,000 | Buyer, spouse and first-degree relatives |
| OMR 250,000 and above | OMR 75,000 | As above; also reaches the five-year Investor tier on completion |
Which route your purchase supports
| Purchase | Route | When eligibility starts |
|---|---|---|
| Completed home in an ITC or approved project | Owner Visa | On registration of title in your name |
| Off-plan home outside Sultan Haitham City | One-year multiple-entry visa during construction; Owner Visa on completion | On registration at completion |
| Off-plan home in Sultan Haitham City | Sultan Haitham City rule, then Owner Visa | At 30% paid |
| Home or holdings at OMR 250,000 or OMR 500,000 | Investor Residency, five or ten years | On registered title at the threshold |
| Usufruct apartment | Case by case | Confirmed per unit |
Who is covered
The owner is the principal. Spouse and first-degree relatives, including children and parents, can be added on the owner’s status, with the 2026 amendments relaxing some age-related conditions for dependants of owners and investors. Each family member needs attested documents, a medical check and biometrics in Oman. See family and dependants.
Timing: title, payment certificates and applications
- Reserve and signThe sale agreement and, for off-plan, the registered contract establish your interest.
- TriggerRegistration of title for a completed home; the payment certificate showing 30% paid in Sultan Haitham City.
- CertificateThe competent authority issues the certificate on which the visa is granted.
- Apply and enterVisa issued; entry within validity; residence card in Oman.
- Renew while you ownPermits renew while ownership continues and end on transfer.
See title deed and registration for how registration works.
Documents
- Passport valid for the period required
- Title deed, registered contract or payment certificate
- Attested marriage and birth certificates for family members
- Photographs, medical and police clearances where required
- Company documents for corporate owners applying for the representative
What ends a property-based permit
Transfer of the property by sale, gift or any other legal transaction ends the permits granted on it, for the owner and the family members residing under it. Buyers who may sell should plan a replacement purchase or another route first. Residency is also conditional on continued compliance with the regulations in force, which may change; we confirm the position at each renewal.
Property-linked residency compared with the Gulf
Across the region, residency through property typically requires a completed home at a high minimum value. Oman’s Owner Visa has no stated minimum, needs no sponsor, and in Sultan Haitham City starts at 30% paid on homes from the mid-OMR 50,000s. That is the fact that brings many of our clients to Oman first; read the full case on why Oman.
Related guides
Hay Al Wafa, Sultan Haitham City
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Title Deed & Registration
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ExploreFrequently asked questions
Does every property qualify for residency?
Is there a minimum property value?
Do I need a sponsor?
Can my children be included?
When can I apply on an off-plan home?
What if I sell?
Is the permit permanent?
Can a company-owned home support residency?
Page reviewed 2 November 2026. Availability, prices, payment terms and residency rules are confirmed in writing before you commit and may change.