Buyer's Guide
How to Buy Land in Oman
A practical guide to buying land: process, financing, ownership rules, costs and fees.
Foreign Ownership Rules
Non-Omanis may purchase freehold property inside designated ITC zones only. GCC nationals can buy anywhere in Oman.
Approved ITC Zones
Investment above OMR 500,000 in ITC zones qualifies for investor residency.
The Buying Process
Find a Plot
Search on ibana, Bayut, or a licensed agent. Verify the location on GIS and check the wilayat zoning.
Due Diligence
Request the official land registry extract from Iskan. Verify the seller's ownership, any liens, and the plot boundaries.
Sale Agreement
Sign a sale and purchase agreement (SPA) with the seller. Engage a licensed Omani lawyer to review the terms.
Payment & Transfer
Pay the agreed amount (often via escrow). Submit transfer documents to the Iskan office in the wilayat.
Registration
The Ministry of Housing registers the new title deed in your name. Transfer fee is 3% of the registered value.
Costs & Fees
| Item | Amount | Note |
|---|---|---|
| Transfer fee | 3% of registered value | Paid to Ministry of Housing |
| Agent commission | 1–2% | If using a licensed agent |
| Legal fees | OMR 200–500 | Lawyer review of SPA |
| Valuation | OMR 50–150 | Bank valuation if financing |
| Capital gains tax | None | Oman has no capital gains tax on property |
| Stamp duty | None | Not applicable in Oman |
Government Contacts
Financing & Mortgages
| Bank | Type | LTV | Tenor |
|---|---|---|---|
| Bank Muscat | Conventional | Up to 80% | 25 years |
| Bank Dhofar | Conventional | Up to 80% | 25 years |
| Alizz Islamic Bank | Islamic (Ijara) | Up to 80% | 25 years |
| Ahli Bank | Conventional | Up to 75% | 20 years |
Frequently Asked Questions
Can foreigners buy land in Oman?▼
Yes, but only in designated ITC (Integrated Tourism Complex) zones. GCC nationals can buy anywhere.
What is the transfer fee?▼
3% of the registered property value, paid at the time of title transfer.
Is there capital gains tax?▼
No. Oman does not impose capital gains tax on property transactions.
Can I get a mortgage as a foreigner?▼
Some banks offer mortgages to foreign buyers in ITC zones, typically at higher rates and lower LTV ratios.
How long does the transfer process take?▼
Typically 2-4 weeks once all documents are submitted to the Iskan office.
Do I need a lawyer?▼
Highly recommended. A licensed Omani lawyer should review the SPA and verify the title.
What is Iskan?▼
Iskan is the online platform of the Ministry of Housing & Urban Planning that handles land registration, title deeds, and property transactions.
Can I get residency by buying property?▼
Yes, property investment above OMR 500,000 in ITC zones qualifies for investor residency.