Foreign buyers can obtain property finance in Oman, but there is no single national loan-to-value rule that applies to every foreign borrower. Bank policy, residence status, income, project approval, property type, valuation and source-of-funds checks all matter.

The safest way to understand the market is to separate two layers: Central Bank of Oman limits on banks, and the actual mortgage products offered by individual lenders.

Current examples, not universal rules

Sohar International currently advertises up to 70% finance for resident expatriates and up to 50% for non-residents on eligible approved projects.
Its published maximum tenor is up to 20 years for residents and up to 10 years for non-residents.
BankDhofar announced in August 2026 finance of up to 70% of property value, up to OMR 350,000, for eligible expatriate purchases in approved projects.
These are bank products and can change. They are not a statutory promise available to every applicant.

What does the Central Bank regulate?

The Central Bank of Oman’s published regulatory framework restricts bank exposure to non-residents. It states that lending to non-residents in Omani rials is prohibited, individual exposure to non-bank non-residents is capped at 2.5% of a bank’s net worth, and aggregate exposure to non-residents is capped at 20% of net worth.

Those rules constrain banks at portfolio level. They do not mean that the CBO itself sets a universal “foreign buyer must put down 30%” or “all non-residents receive 60% LTV” rule.

Resident expatriate vs non-resident buyer

Question	Resident expatriate	Non-resident buyer
Income evidence	Usually Oman salary/employment and local bank history are central	Foreign employment/business income and attested documents may be needed
Typical published finance example	Sohar: up to 70%	Sohar: up to 50%
Published tenor example	Sohar: up to 20 years	Sohar: up to 10 years
KYC	Local credit and salary checks	Enhanced source-of-income, foreign bank and document review may apply
Eligible property	Must still fit bank and foreign-ownership/project rules	Same, often with a narrower approved-project list

Sohar International: a useful current benchmark

Sohar International currently publishes a dedicated Housing Finance for Expatriates product for both Oman residents and non-residents. It limits the property side to ITC projects registered with the bank and approved by the Ministry of Housing and Urban Planning for sale to non-Omanis.

For resident expatriates, the bank currently publishes finance up to 70% of property value, up to 20 years, and a minimum salary of OMR 1,500 under the listed employment route. For non-residents, it publishes finance up to 50%, up to 10 years, with higher income requirements and attested employment evidence.

BankDhofar: another current market example

BankDhofar announced in August 2026 that its Housing Loan for Expatriates is available to resident and non-resident expatriates for eligible properties, with financing up to OMR 350,000, up to 70% of property value and repayment periods up to 20 years. The announcement says eligible ITC projects must be registered with the bank and approved by MoHUP for sale to non-Omanis.

Do not assume the headline maximum applies to a non-resident applicant in the same way as a resident applicant. Final approval depends on the bank’s underwriting and the specific borrower.

What will the bank usually test?

Nationality and residence status.
Employment or business-income stability.
Salary/income level and debt burden.
Credit history and bank statements.
Source of down payment and source of funds.
Age at loan maturity.
Property valuation.
Whether the project is on the bank’s approved list.
Whether the property is legally eligible for the foreign buyer.
Insurance and mortgage-registration requirements.

The bank’s valuation can be lower than the purchase price

Finance percentages are normally applied to the value accepted by the lender, not automatically to whatever price appears in a brochure. If a bank values a property below the agreed purchase price, the buyer may need a larger cash contribution.

This is one reason to obtain an early indicative bank view before accepting a non-refundable reservation or a short SPA financing deadline.

Can an off-plan property be financed?

Possibly, but the answer is project-specific. A bank may require the project/developer to be approved and may finance only at certain construction or registration stages. Do not assume that because a bank finances completed units in a community it will also finance every off-plan phase.

For the legal side of off-plan purchases, see Oman off-plan escrow and buyer protection.

Mortgage approval and property residency are separate

A mortgage does not itself create property-owner residence or Golden Residency. The bank assesses credit; the property authority handles ownership and registration; immigration authorities assess residence.

Buyers who need residence should review Oman Property Owner Visa and Residence separately.

Questions to ask the bank before signing the SPA

Is this exact project and unit eligible?
What maximum finance percentage applies to my residence status?
Which valuation figure will determine the loan?
What is the maximum tenor and age at maturity?
Which income and bank statements are required?
What documents must be attested abroad?
What are the processing, valuation, mortgage and insurance costs?
What happens if the bank declines after I have paid a reservation?
Can I repay early and what charges apply?

Official and bank reference points

Last reviewed: 12 September 2026. Bank products, rates, approved projects, income thresholds and LTVs can change without notice; confirm a live indicative offer before relying on finance in a property contract.

Mortgage in Oman for Foreigners and Non-Residents: What Banks Actually Offer