Oman changed its property-linked immigration rules in June 2026. Royal Oman Police Decision 87/2026 amended the Executive Regulations of the Foreigners’ Residence Law and introduced broader wording for an owner visa and an owner residence, including cases where property registration is not yet complete.
The important point is that Oman now has several property-linked immigration concepts that should not be treated as the same thing. A short-term visa for a buyer whose property registration is incomplete, an Owner Visa, an Owner Residence, the older two-year ITC service shown on Gov.om, and the 10-year Golden Residency are different legal and administrative routes.
The 60-second answer
- The 6–12 month period belongs to a separate visa for a foreign buyer of build-ready land or a property unit whose registration is not yet complete.
What changed on 22 June 2026?
Royal Oman Police Decision 87/2026 was published in Official Gazette No. 1653 on 21 June 2026 and took effect the following day. It amended several provisions of the Executive Regulations of the Foreigners’ Residence Law.
The amendments matter because the new wording separates three different situations: a buyer whose property registration is not complete, a property owner receiving an Owner Visa, and a property owner receiving an Owner Residence.
| Route | What the amended rule says | Key timing point |
|---|---|---|
| Buyer visa before registration is complete | For a foreign buyer of build-ready land or a property unit whose registration has not yet been completed, based on a certificate from the competent authority and without a sponsor. | Valid for at least 6 months and no more than 1 year, renewable for a similar period. Each entry allows a stay of up to 3 months. |
| Owner Visa | For a foreigner who owns a property unit, based on a certificate from the competent authority, without a sponsor. It can also be granted to legal representatives of a corporate owner. | The holder must enter Oman within 3 months from visa issuance. |
| Owner Residence | For a foreigner who owns a registered property unit or a unit whose registration has not yet been completed, based on a certificate from the competent authority, without a sponsor. It can also apply to legal representatives of a corporate owner. | Decision 87/2026 does not state a 6–12 month duration in the Owner Residence provision. |
1. The 6–12 month visa is not the same as Owner Residence
This is the most important distinction in the 2026 amendment. Article 1 of Decision 87/2026 changes a visa provision for a foreign purchaser of a plot prepared for construction or a property unit whose registration procedures have not yet been completed.
That visa is sponsor-free and is issued on the basis of a certificate from the competent authority. The same provision allows related visas for the buyer’s spouse and first-degree relatives, and for legal representatives where the property owner is a legal entity.
The decision expressly states that this visa is valid for no less than six months and no more than one year, can be extended for a similar period, and permits the holder to enter and remain in Oman for no more than three months each time.
Do not describe the ordinary Owner Residence as a “6-to-12-month residence permit” merely because this temporary buyer visa has a 6–12 month validity period. The decision places the Owner Residence in a separate article and does not repeat that duration there.
2. What is the Owner Visa under Decision 87/2026?
Article 2 replaces the wording of the “Owner Visa” category. The competent authority may grant it, without a sponsor, to a foreigner who owns a property unit based on a certificate issued by the competent authority.
The amended wording also allows the visa for legal representatives of a legal entity that owns the property unit. The decision requires the visa holder to enter Oman within three months from the date of issuance.
The decision itself does not create a universal right for any foreign buyer of any property in Oman. The underlying property must still be one that the foreign buyer or entity can lawfully own or hold under the applicable property framework, and the competent authority must issue the required certificate.
3. What is Owner Residence?
Article 4 of Decision 87/2026 replaces the Owner Residence provision. It says that the competent authority may grant sponsor-free residence to a foreigner who owns either:
- a registered property unit; or
- a property unit whose registration procedures have not yet been completed,
in each case based on a certificate issued by the competent authority. The provision also covers legal representatives of a legal entity that owns the property unit.
This is broader wording than the older public descriptions that focused only on a built residential unit within an Integrated Tourism Complex. However, the amended immigration rule should not be read as changing the separate laws that determine where a non-Omani may acquire property. Property eligibility, registration and immigration status remain separate legal questions.
Why does Gov.om still say “two years”?
As of 11 September 2026, Gov.om still has a service titled “Get Residence Visa for Property Owner.” It says that owners of residential units within an Integrated Tourism Complex can obtain a residence visa valid for two years. The page was last updated on 5 August 2025, more than ten months before Decision 87/2026.
The same Gov.om service lists a copy of property ownership and a letter showing the property location among the documents. It also currently lists other application conditions, including that the applicant must be outside Oman, must not hold another valid visa, and must have a commercial register.
Because the public service page predates the 2026 amendment, it should not be used by itself to define the full legal scope of the new Owner Visa and Owner Residence provisions. At the same time, it remains a live government service page and may reflect the operational route currently exposed through the public portal.
Practical interpretation
For a real transaction, check both the current legal text and the live authority process. If a developer, agent or adviser gives a fixed duration or eligibility statement, ask which current ROP or MoHUP procedure supports it for the exact property and applicant.
Does Decision 87/2026 remove the need for ITC or approved-property eligibility?
No. Decision 87/2026 is an immigration amendment. It does not by itself make every property in Oman available for foreign ownership.
A foreign buyer must first have a lawful property right under the applicable ownership framework for that exact unit or plot. Depending on the project, that may involve an ITC, an approved future-city or urban-development framework, a qualifying usufruct scheme, or another specifically approved route.
For the broader ownership rules, see the Oman Verified guide to buying property in Oman as a foreign buyer.
Can an off-plan buyer qualify before final title?
Decision 87/2026 expressly recognises property situations where registration has not yet been completed. That is important for off-plan and other transactions that have not reached final title registration.
However, “off-plan” should not be treated as a universal automatic visa category. The decision requires a certificate from the competent authority. The buyer still needs a transaction that is legally recognised under the property-registration framework, and the project, contract and registration status must support the certificate used for the immigration application.
In an off-plan purchase, separately verify the developer licence, project approval, Preliminary Real Estate Register position, approved contract and payment route before relying on any residence expectation.
What happens to Owner Residence when the property is sold?
Decision 87/2026 is clear on this point. The residence of the foreign property owner, and of a legal representative of a corporate owner, ends when ownership of the property unit is transferred by a legal transaction that transfers ownership.
The residence of the owner’s accompanying spouse and relatives also ends accordingly. A buyer who intends to sell, gift, restructure or transfer the qualifying property should therefore check the immigration consequence before completing the property transfer.
What about the buyer’s spouse and family?
The amended buyer-visa provision expressly refers to the spouse and first-degree relatives of a foreign buyer whose build-ready land or property unit has not completed registration. Decision 87/2026 also expressly provides that the residence of an owner’s spouse and accompanying relatives ends when the owner’s qualifying property ownership ends.
Gov.om separately maintains a service allowing a residential-unit owner with property-owner residence to obtain sponsor-free residence for a foreign spouse and first-degree family members, subject to the live documentation and conditions.
Family eligibility, relationship documents, age treatment and operational requirements should still be checked in the live ROP process for the specific application.
Can company-owned property support Owner Visa or Owner Residence?
Yes, the amended wording expressly refers to legal representatives of a legal entity that owns the qualifying property unit. This is one of the notable features of Decision 87/2026.
That does not mean that every shareholder or director automatically receives residence. The rule refers to legal representatives and still requires the relevant property ownership and certificate from the competent authority. The company’s legal status, property eligibility and nominated representative should be confirmed before the structure is used for immigration planning.
Owner Residence vs Golden Residency
These routes should be separated from the beginning. Oman’s Golden Residency is a different 10-year investor programme. The official Golden Residency portal lists ownership of property in tourism zones as one of the qualifying categories.
| Question | Owner Visa / Owner Residence | Golden Residency |
|---|---|---|
| Legal basis | Foreigners’ Residence Law executive regulations, including Decision 87/2026 amendments | Separate long-term investor-residence programme |
| Property connection | Property ownership or qualifying incomplete registration supported by competent-authority certificate | Qualifying real-estate investment under the current Golden Residency rules |
| Term | Do not infer a 6–12 month Owner Residence term from the separate temporary buyer visa. The live operational term should be confirmed. | 10 years under the current programme |
| Investment threshold | Decision 87/2026 does not state an OMR 200,000 threshold for Owner Visa or Owner Residence. | The property investment route uses its own current investment conditions. |
| Sale of qualifying property | Decision 87/2026 says owner residence ends when ownership is transferred. | Effect on Golden Residency should be checked under the programme’s current maintenance rules before sale. |
For the separate long-term route, read Oman Golden Residency through property investment.
What documents should a buyer expect to verify?
The exact checklist depends on the property route and application stage. A buyer planning around property-linked residence should normally expect to establish the following before relying on the route:
- the exact property unit or plot and the buyer’s lawful ownership eligibility;
- the current registration status of the property;
- the certificate required from the competent authority;
- title deed or relevant registration evidence where available;
- passport and identity records that match the property documents;
- corporate ownership and legal-representative evidence where a legal entity owns the property;
- family relationship documents where spouse or first-degree relatives are included;
- the current ROP application conditions, fees and entry requirements.
Five mistakes to avoid
- Calling every property-linked status a “Golden Visa.” Owner Residence and Golden Residency are separate routes.
- Calling Owner Residence a 6–12 month permit. That duration appears in the separate visa for a buyer whose registration is incomplete.
- Assuming Decision 87/2026 opened all Oman real estate to foreign buyers. It did not replace the property-ownership laws.
- Assuming an off-plan reservation alone is enough. The decision requires competent-authority certification and the underlying property transaction must be legally recognised.
- Buying first and checking residence later. If residence is central to the purchase, verify the exact property and application route before a non-refundable commitment.
Frequently asked questions
Does buying property in Oman automatically give residence?
No. Property ownership and immigration status are separate. The property must support the applicable route and the competent authority must issue the required visa or residence.
Is Oman Property Owner Residence valid for 6 to 12 months?
Decision 87/2026 does not state that duration in the Owner Residence provision. The 6–12 month period belongs to a separate visa for a buyer of build-ready land or a property unit whose registration is not yet complete.
Why does Gov.om still show a two-year property-owner visa?
The live Gov.om service page still describes a two-year route for owners of residential units in ITCs, but its displayed update date is 5 August 2025, before Decision 87/2026 took effect. The current operational position should therefore be confirmed against the amended regulation and live authority procedure.
Can an off-plan property buyer obtain a property-linked visa?
Decision 87/2026 expressly recognises a buyer whose property registration is not complete, but this is not automatic for every reservation. A certificate from the competent authority and legally recognised property/registration status are required.
Does Owner Residence require OMR 200,000?
Decision 87/2026 does not state an OMR 200,000 threshold for Owner Visa or Owner Residence. Do not import the Golden Residency investment threshold into the ordinary owner-residence route without an official rule that says so.
Can family members receive residence?
The amended buyer-visa provision covers a spouse and first-degree relatives, and current Gov.om services also recognise joining a residential-unit owner. The exact family application requirements should be checked in the live ROP process.
What happens if the owner sells the property?
Decision 87/2026 states that Owner Residence ends when ownership of the property unit is transferred by a legal transaction. Related residence for the spouse and accompanying relatives also ends accordingly.
Official and primary reference points
- Royal Oman Police Decision 87/2026 — amendments to the Executive Regulations of the Foreigners’ Residence Law
- Gov.om — Get Residence Visa for Property Owner
- Gov.om — Get a Visa to Join a Residential Unit Owner
- Official Oman Golden Residency portal
Last reviewed: 11 September 2026. Public portal wording and operating procedures can lag behind legislative amendments. For a transaction-dependent residence plan, verify the current competent-authority procedure for the exact property and applicant before making a non-refundable payment.
