Oman’s Golden Residency programme has added a new consideration for international property buyers: residency may form part of the wider decision, but it should never replace careful property due diligence. The official Golden Residency portal presents a 10-year residency and identifies property ownership in tourism zones as one route through which an applicant may qualify. A Ministry of Commerce, Industry and Investment Promotion update dated 13 September 2025 adds two details that matter to property buyers: the programme has a minimum investment requirement of OMR 200,000, and the real-estate route is described in relation to ready-made units within Integrated Tourism Complexes (ITCs).

These points define a route to investigate; they do not mean that every property purchase in Oman grants residency. Eligibility depends on the programme’s current rules, the status of the property and development, the value and structure of the transaction, the evidence submitted, and approval by the relevant authorities. Buyers should therefore assess the property purchase and the residency application as connected but separate processes.

1. Confirm that the property fits the official route

Begin with the development, not the marketing headline. Ask for written confirmation that the unit is inside an officially recognised Integrated Tourism Complex and that it is a ready-made unit, consistent with the route described by the Ministry. Verify the project name, unit number, land reference, developer details, completion status, and the authority under which the property can be sold to a non-Omani buyer. A general statement that a property is “investment eligible” is not enough.

2. Verify the qualifying investment value

The Ministry’s 13 September 2025 update refers to a minimum investment requirement of OMR 200,000. Before committing, confirm with the official residency platform or the competent authority what counts toward that amount at the time of application. Buyers should clarify whether the accepted value is based on the sale price, registered value, paid equity, or another official measure, and how financing, joint ownership, fees, incentives, or multiple units are treated. The purchase contract and payment records should support the value claimed.

3. Separate reservation from legal completion

A reservation form, deposit receipt, sale agreement, title registration, and residency approval are different milestones. The contract should clearly state the unit, total price, payment schedule, handover condition, included specifications, service charges, default provisions, refund terms, and any conditions tied to residency eligibility. Do not rely on an oral assurance, and do not assume that paying a deposit secures an immigration outcome.

4. Run legal and property due diligence

Use qualified independent advisers to verify title, ownership rights, permitted use, mortgages or encumbrances, developer authority, approvals, completion documentation, and registration procedures. Review ongoing costs such as service charges, maintenance, insurance, utilities, management fees, and applicable transaction expenses. If the property is intended for rental, examine the relevant operating rules and realistic demand; residency eligibility is not a guarantee of rental income, resale value, or capital appreciation.

Buyer’s verification checklist

• The unit is ready-made and located within an officially recognised ITC.
• The transaction meets the current qualifying value and evidence requirements.
• Property, developer, title, approvals, and registration pathway are independently verified.
• The contract records the full price, payment terms, specifications, fees, and protections.
• Official residency requirements, documents, family details, fees, and timelines are checked directly.
• The purchase remains suitable even without assumed residency approval or investment returns.

Use current official information

Programme criteria can be reviewed or updated. Before signing or transferring funds, check the official Oman Golden Residency portal and the Ministry’s 13 September 2025 announcement, then obtain confirmation specific to your proposed unit and circumstances.

To discuss suitable Rikaz developments and obtain project documentation, call 80083333 or contact us on WhatsApp at 95000021.

Disclaimer: This article provides general information only and is not legal, immigration, tax, financial, or investment advice. Eligibility and approval are determined by the competent authorities under the rules in force at the time of application. Buyers should obtain independent professional advice before purchasing or applying.