Oman · Barka
Hai Al Naseem
Detached and semi-detached villas, townhouses and apartments in Barka, with landscaped spaces, places to play and everyday facilities in a phased community by Adrak Developers.
Property in OmanMuscat · Musandam · Salalah
Oman Property Investment
Own property in the Gulf's calmest, most natural corner.
From a marina apartment at Al Mouj to a villa above the fjords of Musandam, we help you find the address that feels right, and make owning it feel effortless. Oman rewards the buyer who wants mountains, sea and quiet over churn, and Omnia is beside you from the first conversation to the day the keys are in your hand, and through every year that follows.
- Foreign freehold
- Within designated ITCs
- Entry
- From £65K
- Residency
- Renewable, with the home
- Income tax
- None until 2028
- 20 yearsguiding prime residential buyers
- Europe & the Middle East
- Buyer-side and independent
- Beside you from first enquiry to completion
Value that endures
We have always believed exceptional property is more than a transaction. It is a foundation for prosperity, for mobility, for legacy. In Oman, that belief meets a place that has chosen calm, nature and authenticity over noise.
Omnia Capital Group · Middle East
Featured · Available now
Residences & developments.
A considered selection of homes within Oman’s Integrated Tourism Complexes, each one chosen because we would be glad to own it ourselves. View the development, request a brochure, or ask to see the units available now.
Featured development
Azure Oceanfront Villas by Fendi Casa
Oman · Muscat · Yiti, Muscat
A collection of 19 four and five bedroom clifftop villas within AIDA, Muscat, developed by Dar Global with interiors by FENDI Casa. From OMR 1.506m; completing December 2028.
- OMR 1,505,700
- Guide price
- Off-plan
- Stage
- Now selling
- Status
- Q4 2028
- Handover
Oman · Muscat · Sultan Haitham City
Wiam District
Terrace Houses, Duet Villas and Grove Villas in a planned district of Sultan Haitham City, bringing gardens, plazas and a wadi into the pattern of daily life.
Oman · Muscat · Sultan Haitham City
Yenaier Residences
Studios, apartments and penthouses in Sultan Haitham City, with landscaped connections, planned wellness facilities and the wider Yenaier mix of retail, business and hospitality.
Not sure where to start? We will do the shortlisting.
Oman, in data
Map it, price it, check the visa.
- The Oman Atlas20developments on the map, with the places foreigners can buyEvery development, where foreigners can buy, and what is being built.Open
- Oman property prices+24.6%residential prices, year to Q2 2026 (NCSI)The official price index, charted, and what new homes cost.Open
- Residency checker10years of Golden Residency, for a finished ITC home from OMR 200,000Which residency a home gives you, in three questions.Open
The case for the Sultanate
Why buy here, and why now.
There is a quiet privilege in choosing the road less travelled. Oman offers the Gulf without the glare: a calm, safe, nature-led country of mountains, fjords and long empty beaches, where foreign freehold has opened within a handful of designated coastal communities.
Freehold within the ITCs
Foreign buyers can own freehold inside designated Integrated Tourism Complexes (Al Mouj, Muscat Bay, Hawana Salalah), with clear, registered title in your own name.
Residency that comes with the home
Ownership in an ITC carries renewable residency for the owner and immediate family, so the home and the right to live in Oman arrive together. A larger purchase can also qualify for the longer multi-year investor residency relaunched in 2025. Thresholds and terms vary and can change.
A quieter alternative to Dubai
Calm, safe and authentic, Oman appeals to buyers who want the Gulf’s sunshine and convenience without the pace and density of its busier neighbours.
Nature on the doorstep
Mountains, fjords and beaches within an hour of the capital. The Hajar peaks, the Musandam fjords and the green Dhofar coast give Oman a landscape few markets can match.
Scarcity by design
Supply is deliberately limited and lifestyle-led, not volume-driven. Fewer towers, more masterplanned communities, and a market that has chosen quality over churn.
In early, and well advised
Oman is early in its journey as an international second-home market. Arriving now means arriving early, with our honest read on the rewards and the risks.
Beyond the investment
More than an asset. An address.
For many of the people we work with, Oman is not a line in a portfolio. It is a second home by the sea, a route to residency, a base for the mountains and the water, the beginning of a calmer chapter. We look after the property, and the life that grows around it.
Choose your path
Private client access
Full access to the Sultanate, through your adviser.
Beyond the public listings. Off-market homes, pre-launch allocations and a named adviser on the Middle East desk, opened to you directly.
- Off-market and pre-launch allocations
- A named adviser on the Middle East desk
- Pricing and payment plans in your currency
- The full report and guide library
Request access
The map
Where in the Sultanate.
From the capital’s marina communities to the dramatic fjords of the north and the green monsoon south, every address answers a different ambition. See what is available, or read the area guide first.
- 19 available
Muscat
£65KPrice fromFor marina, golf and waterfront living
The capital, and the heart of Oman’s freehold market. Al Mouj Muscat sets the tone: a marina, a championship golf course and waterfront homes, with the widest choice and the deepest rental demand.
Muscat · Musandam · Salalah · The Hajar
A country that chose mountains, fjords and calm, not the next market cycle.
Find your place in itYour ambition
The right home, for the right reason.
Tell us what you are hoping for, and we will take you to the properties, the place, or the person who can make it real. No generic forms, no pressure, just the right next step.
I want a second home by the sea
Marina apartments and beach villas at Al Mouj, Muscat Bay and Hawana Salalah, chosen to lock up and leave, and to enjoy whenever you arrive.
I want residency in Oman
Freehold within an ITC carries renewable residency for you and your family. We match you to the homes that qualify, and explain the terms in plain English.
I want a trophy home
Trophy homes, branded residences and prime coastal addresses at Muscat Bay and above the Musandam fjords, chosen to live in and to hold.
I want private opportunities
Prime, super-prime and off-market addresses, the fjords of Musandam among them, shown discreetly to qualified private clients.
I want to understand if I can buy
A clear, plain-English read on who can buy, where, and how, so you can decide with confidence before taking another step.
How we work
How we guide you home.
Twenty years guiding buyers across Europe and the Middle East have taught us one thing: it should feel calm and well advised, never overwhelming. We stay beside you from the first conversation to the day you collect the keys, and long after it.
Speak to a property adviser
A specialist who knows the Sultanate community by community, and who will still take your call a year from now. One named adviser, no pressure.
We help you choose the right area
Muscat, Musandam, Salalah or a quieter ITC. We begin with what suits your goal, never with whatever we happen to be selling.
We shortlist suitable properties
A handful of well-matched homes and developments, each with its honest pros and cons. Never a portal dump.
We check the developer and terms
Track record, payment plan, delivery risk and the small print, all weighed before you commit a penny.
We guide the purchase
Reservation, legal process, currency and completion, with one team beside you at every step.
We stay with you after completion
Handover, snagging, letting and resale when the time comes. We do not vanish once the keys change hands.
Can foreigners buy property in Oman?
Yes, within designated Integrated Tourism Complexes (ITCs). In communities such as Al Mouj, Muscat Bay and Hawana Salalah, foreign nationals can own freehold with registered title in their own name. Outside the ITCs, freehold is generally reserved for Omani and GCC nationals, though long-term expatriate residents can hold usufruct of up to 99 years in some approved buildings.
What kinds of property can I buy?
Apartments, townhouses, villas and branded serviced residences within approved ITC developments. Off-plan and ready homes are both available, and ITC communities are usually the simplest, most turnkey route for an overseas buyer.
How does buying actually work?
Reserve the unit and the price, then we run due diligence on the developer, the title and the terms before a sale-and-purchase agreement. Payments follow the plan to handover, and title is registered in your name. Omnia guides you through every step.
What do payment plans look like?
Off-plan is usually staged: a reservation deposit, instalments tied to construction, and a balance on handover. Ready homes complete on a shorter timeline. Foreign buyers pay a transfer and registration fee of about 3%, plus service charges; we confirm every cost on each scheme before you commit.
Can buying help with residency?
It can. Ownership within an ITC carries renewable residency for the owner and immediate family, so the home and the right to live in Oman come together. A larger purchase can also qualify for the longer multi-year investor residency relaunched in 2025. Thresholds and terms vary and can change, so we confirm the current rules for your situation.
Should I buy off-plan or ready?
Off-plan brings developer pricing, payment plans and early choice, in return for a wait and a measure of completion risk. Ready homes offer certainty and immediate rental, usually at a higher entry. We assess delivery risk on every off-plan scheme first.
Advisory
The Omnia view on the market.
Oman is early in its life as an international second-home market, and that is precisely the appeal. Freehold has opened within a handful of beautiful ITC communities, supply is scarce and lifestyle-led, and the country has chosen nature and calm over churn. It rewards buyers who want mountains, fjords and quiet, and who buy for the life as much as the line in a portfolio, provided you enter with clear counsel and a patient, level-headed view on resale.
Where we see demand
Al Mouj Muscat and Muscat Bay. The capital’s established ITCs sell on lifestyle and rental readiness, with the deepest tenant demand and the clearest resale story in the country.
Areas we are watching
Yiti, Sustainable City and Musandam. Early-stage and conviction-led. Genuinely interesting, though we open them only to clients who understand the longer horizon and thinner liquidity.
What to be careful about
Resale timing, liquidity and headline yields. This is a smaller, less liquid market than the UAE, so plan to hold; and read advertised yields as gross figures, which we stress-test before you count on the income.
What changed recently
Settled freehold, new residency options, and a tax on the horizon. Foreign buyers own freehold inside designated communities with residency attached, a longer multi-year investor residency was relaunched in 2025, and Oman has legislated a modest 5% income tax on high earners from 2028, the Gulf’s first. Terms vary and can change.
Our current view
A market for patient, lifestyle-led buyers. Strong on scenery, calm and scarcity, more measured on quick exits. Right for owning something genuinely beautiful, with level expectations and good counsel.
70/100
An early-stage, lifestyle-led market
Our overall read out of 100. Strong on lifestyle, scenery and scarcity, more measured on scale, resale and liquidity than the larger Gulf markets. Offered for context, not as a recommendation.
The Omnia Middle East Desk
Investment advisory · Omnia Capital Group
Our view at the last review date, 8 June 2026, offered as general guidance for buyers rather than investment, tax or legal advice. Markets move, and your capital is at risk.
The Journal
Intelligence, not noise.
Insight· Jun 2026Muscat, where the sea meets the soul of Oman.
A Muscat place-portrait for the Global Citizens Collection: frankincense souqs, the Royal Opera House and a Vision 2040 capital that has always grown by opening its doors rather than closing them.
Insight· Mar 2026Ten of Oman’s most expensive places to live.
Ten prime areas in Oman, from Al Mouj and Muscat Hills to two Salalah neighbourhoods, with dated rental benchmarks and the differences that matter when choosing a home.
Insight· Feb 2026Thriving as an expat in Oman.
From Muscat’s sunrise coffee to a weekend dive in the Daymaniyat Islands, life as an expat in Oman blends deep tradition with adventure in a safe, welcoming country. A practical 2026 guide to settling in and thriving.
Omnia Intelligence
The Oman Property Market Report 2026.
Pricing, supply, demand and the ITC foreign-buyer framework, in one considered read. The full version of everything on this page, with the figures behind it. Yours, with our compliments.
- City-by-city pricing
- The foreign-ownership framework
- Updated 2026
Questions
The questions buyers ask us.
Can foreigners buy property in Oman?
Yes, within designated Integrated Tourism Complexes (ITCs) such as Al Mouj, Muscat Bay and Hawana Salalah, where foreign nationals can hold registered freehold in their own name. Outside the ITCs, freehold is generally reserved for Omani and GCC nationals, though long-term expatriate residents can hold usufruct of up to 99 years in some approved buildings.
Is Oman a good place to buy property?
It is an early-stage, lifestyle-led market: calm, safe, beautiful and scarce, a quieter alternative to the busier Gulf. The appeal is nature, residency and a second home by the sea. The trade-off is a smaller, less liquid market, so it suits patient buyers more than those seeking a quick exit.
Where are the best places to buy in Oman?
Muscat leads for marina and waterfront living and the deepest demand, Musandam for dramatic scenery and scarcity, Salalah and Dhofar for the green south and resort living, and Yiti for new, sustainable masterplanned homes.
How much do I need to buy property in Oman?
Entry varies by community and type. As an indicative guide, homes in an ITC begin around £168,000 Al Mouj villas from roughly £600,000, and prime Muscat Bay homes from about £1m. Tell us your budget and we will shortlist to it.
Can I buy off-plan property in Oman?
Yes. It is a common route to new ITC stock, with developer pricing and payment plans against staged construction, in exchange for completion risk. We assess delivery risk on every scheme before recommending it.
Can buying property help with residency?
It can. Freehold within an ITC carries renewable residency for the owner and immediate family, so the home and the right to live in Oman come together. A larger purchase can also qualify for the longer multi-year investor residency relaunched in 2025. Thresholds and terms vary and can change, so we confirm the current rules for you.
Are there buy-to-let opportunities in Oman?
Yes, strongest in the established Muscat ITCs, where lifestyle demand and holiday lets support gross yields. Net yield depends on service charges, voids and management, which we model up front.
What should I be careful about when buying?
Chiefly developer delivery and off-plan completion, a smaller and less liquid resale market, realistic yields, and currency for non-OMR buyers. Our market view sets out where to take care.
Does Omnia offer private Oman opportunities?
Yes. For private clients we release branded, super-prime and off-market homes, the fjords of Musandam among them, discreetly.
Is there property or income tax in Oman?
There is no annual property tax on a home you own and occupy, and the rial is pegged to the US dollar. Oman has no personal income tax today, though from January 2028 a 5% tax will apply to individuals earning above a high yearly threshold (around OMR 42,000), the first such tax in the Gulf. Most owners sit below it, but rental income falls within its scope, so we confirm your position with a specialist. A transfer fee, registration costs and service charges also apply on purchase.
How does Omnia help international buyers?
We help you choose the area, shortlist suitable properties, check the developer and terms, guide the purchase and stay with you after completion. Advisory first: we represent the buyer, not the developer.
ME
Middle East Desk · Omnia
One adviser, from first conversation to the keys
We represent the buyer, not the developer. The right address tends to follow from understanding the place.
Ready to explore
Ready to explore property in Oman?
Tell us what you are looking for and we will send a considered selection of Oman opportunities, with pricing, payment plans and honest next steps. Al Mouj, Muscat Bay, the fjords of Musandam or the green coast of Salalah, wherever you feel the pull, Omnia is here to take you from quiet curiosity to the keys in your hand.
For local professionals
Are you a licensed agent, consultant or property professional in Oman? The Omnia Network brings together local professionals who know their market at first hand.
Important information
This page is marketing material and general information only. It is not investment, tax, legal or financial advice, and not an offer, recommendation or inducement to buy any property. Always take independent professional advice before committing.
Your capital is at risk and property values can fall as well as rise. Any yield, return, growth rate or score shown is indicative, forecast or illustrative, may use rounded or assumed inputs, and is not a reliable indicator of future performance. Rental income is not guaranteed and depends on occupancy, costs and management. “From” prices are starting levels and exclude fees, service charges and taxes.
Off-plan and ITC purchases carry completion and delivery risk; handover dates and specifications can change. Property is an illiquid asset and may take time to sell, and Oman is a smaller, less liquid market than the larger Gulf. Currency movements affect non-OMR buyers on entry, income and exit. A transfer and registration fee applies on purchase. Oman levies no personal income tax today, but has legislated a 5% tax on high individual incomes from January 2028, the first in the Gulf, which can reach rental income. Foreign-ownership eligibility within ITCs, residency routes, taxes and fees vary by location and can change. Named developments and operators are illustrative only. Figures and rules stated were believed correct at the last review date and should be independently verified.
Omnia Capital Group acts as an adviser and introducer. Developments, operators and third parties are named for identification and illustration only and this implies no endorsement or affiliation. Last reviewed 8 June 2026.