Oman has introduced sweeping changes to its residency framework for foreign property owners and investors, allowing eligible applicants to obtain visas and residence permits without a local sponsor.
The main change is that the rules bypass the traditional local sponsor (kafeel) system for the real estate and investment sectors, shifting property-based residency to a self-sponsored, investment-driven model.
This overhaul, which covers completed and off-plan properties, marks a strategic economic pivot designed to attract global wealth and boost the local real estate sector.
The June 22 amendments aim to strengthen the sultanate’s appeal as a destination for long-term investment, according to Decision No. 87/2026 reported in the Official Gazette. In addition, the new residency rules are entirely separate from Oman’s Investor Residency Program (the Golden and Silver Visas), as they serve two completely different tiers of property buyers.
What are the key changes to Oman’s residency rules?
The updates revised several provisions of the Executive Regulations of the Foreigners Residence Law. They have expanded residency pathways for foreign nationals who own land designated for development or residential units, including properties that have not yet completed registration procedures.
The major change is that now foreign buyers may obtain visas and residency permits based on certification from the relevant authority rather than sponsorship by an Omani national or company. The benefits also extend to first-degree family members and legal representatives of corporate entities that own property in the sultanate.
Visas linked to unregistered properties will be issued for periods ranging from six months to one year and may be renewed, authorities have said. Holders will be permitted to stay in Oman for up to three months per visit.
The reforms also simplify procedures for obtaining the “Owner Visa,” enabling foreign owners of residential units and authorized representatives of property-owning companies to secure residency without sponsorship requirements. Applicants must enter Oman within three months of the visa’s issuance.
The amendments broadened the categories of individuals eligible to sponsor family members, including citizens of the six member states that make up the Gulf Cooperation Council (GCC): Bahrain, Kuwait, Oman, Qatar, Saudi Arabia, and the United Arab Emirates, as well as licensed foreign investors, foreign property owners, and expatriates employed by government entities. Dependents of investors and property owners will also benefit from exemptions to some age-related residency requirements.
The revised regulations provide greater flexibility for investors by allowing residency permits to be granted for both registered and certain unregistered properties, subject to approval by the competent authorities.
The reforms come with a condition: residence permits granted to property owners and their accompanying family members will automatically expire if ownership of the property is transferred by sale or any other legal transaction.
