GCC investors and property ownership in Oman: what Decree 21/2004 allows, what it binds you to, and where the ownership ban still applies

In most procedures a GCC investor in Oman is treated as a foreign investor, but in property there is a route that other foreigners do not have. Royal Decree 21/2004 put into force the GCC regulation on property ownership, which allows GCC citizens, both individuals and companies wholly owned by them, to own built property and land for housing or investment, by purchase, will or inheritance, with the same treatment as citizens (Article 1 of the regulation).

What the regulation binds you to

If the property is land, it must be built on or put to use within four years of registration in the owner's name. Otherwise the state may take it back, paying the lower of the purchase price and the sale price, and it may extend the period (Article 2). On resale, built property can be sold at any time; land can be sold once built on or used, or after four years from registration, and earlier only with permission from the competent authority (Article 3). A company with a non-GCC shareholder is not covered, because the regulation requires full ownership by GCC citizens.

Where the ownership ban still applies to you

The regulation itself preserves the state's right to ban ownership in certain areas (Article 4). The law banning non-Omani ownership in certain places (29/2018) does not exempt GCC nationals, and its executive regulation (292/2020) defines a non-Omani as anyone who does not hold Omani nationality. So the ban covers them in Dhofar except the wilayat of Salalah, in Musandam, Al Buraimi, Al Dhahirah and Al Wusta, in the wilayats of Liwa, Shinas and Masirah, on Al Jabal Al Akhdar and Jabal Shams, on the islands, and near palaces, security and military sites and historic quarters. Agricultural land is closed to non-Omanis in every governorate. Integrated tourism complexes sit outside this ban under their own regime.

Before you buy: confirm the site is outside the restricted places and that the land use is not agricultural, decide whether to buy in your own name or through a company wholly owned by GCC citizens, and if it is land, have a realistic plan to build on or use it within four years. We relied on the texts as published by Qanoon; the official reference is the Official Gazette, and the Ministry of Housing and Urban Planning confirms the procedure.

Source: المرسوم السلطاني 21/2004 بالعمل بتنظيم تملك مواطني دول مجلس التعاون للعقار (المواد 1 إلى 4 من التنظيم)، النص على قانون — 2004-02-11 · المرسوم السلطاني 29/2018 بإصدار قانون حظر تملك غير العمانيين للأراضي والعقارات في بعض الأماكن (المادتان 1 و2)، النص على قانون — 2018-11-11 · القرار الوزاري 292/2020 باللائحة التنفيذية لقانون حظر التملك (المواد 1 و3 و19)، النص على قانون — 2020-06-07