Buying in Sarooj Oasis Oman from Abroad

Introduction to Sarooj Oasis

Sarooj Oasis represents one of Oman's most exciting residential developments, offering international investors a rare opportunity to own property in a purpose-built sustainable community within the prestigious Sultan Haitham City. As foreign ownership regulations in Oman continue to evolve favourably for international buyers, Sarooj Oasis has emerged as a premier destination for those seeking luxury living combined with strong investment potential in the Gulf region.

Developed by Sarooj Real Estate Development, a subsidiary of Sarooj Construction Company with over 50 years of experience in Oman's construction sector, this landmark project spans 86,000 square metres and carries a total development value of approximately 30 million Omani Rials (approximately $78 million USD). The development offers a thoughtful blend of contemporary architecture and traditional Omani design principles, creating living spaces that respect local heritage whilst embracing modern sustainability standards.

Strategic Location in Sultan Haitham City

Sarooj Oasis is strategically positioned within Sultan Haitham City, Oman's flagship smart city development located in the Al-Seeb governorate of Muscat. This $2.6 billion master-planned community, designed by renowned architectural firm Skidmore, Owings & Merrill (SOM), is set to accommodate 100,000 residents upon completion and represents the cornerstone of Oman Vision 2040's urban development strategy.

Connectivity and Accessibility

The development benefits from exceptional transport links. Residents enjoy five-minute access to Sultan Qaboos Road and the Muscat-Al Batinah Expressway, whilst Muscat International Airport lies just 30 minutes away. The surrounding infrastructure includes proximity to prestigious schools, healthcare facilities, shopping centres, and business districts, ensuring daily convenience for residents and their families.

A Vision for Sustainable Living

Sultan Haitham City itself is designed as Oman's first fully sustainable smart city, incorporating renewable energy systems, intelligent infrastructure networks, and extensive green spaces totalling 2.9 million square metres. The city's masterplan encompasses 19 integrated neighbourhoods, 39 schools, 11 health facilities, 25 mosques, and a central park, creating a self-sufficient urban environment that prioritises quality of life and environmental responsibility.

Property Types and Specifications

Sarooj Oasis comprises 210 residential units across a carefully curated mix of property types, each designed to meet diverse lifestyle requirements and investment objectives. The development includes luxurious villas, contemporary apartments, and townhouse-style residences, all delivered with finished interiors in light, neutral tones.

AHED Villas

The villa collection, branded as AHED Villas, represents the pinnacle of the development. These five-bedroom semi-furnished residences span approximately 250 square metres and are positioned within a gated community offering supreme security and privacy. Prices for villas start from approximately $390,000 USD, with larger configurations available from $581,000 USD. Each villa features modern Omani design elements, sustainable construction principles, and private outdoor spaces overlooking the serene valley landscape.

Apartments

The apartment offerings provide accessible entry points for international investors:

• One-bedroom apartments: From approximately $126,000 USD (71 sqm)
• Two-bedroom apartments: From approximately $185,000 USD (109 sqm, with three bathrooms and balcony)
• Three-bedroom apartments: From approximately $424,000 USD (217 sqm)

Shared Amenities and Facilities

All residents benefit from the development's comprehensive amenity package:

• Private central park serving as a community hub and children's playground
• Commercial retail plaza along the sustainable transit route
• Mixed-use buildings with landscaped courtyards
• Micro-mobility routes including walkways and bicycle paths
• Basement parking for apartment residents
• Daycare facilities and proximity to educational institutions
• Scenic views overlooking the valley

Foreign Ownership Regulations in Oman

Oman has progressively liberalised its real estate market to welcome international investment, making it increasingly attractive for foreign buyers. Understanding the regulatory framework is essential for international purchasers considering Sarooj Oasis.

Integrated Tourism Complexes (ITCs)

Historically, foreign nationals were restricted to purchasing property within designated Integrated Tourism Complexes (ITCs), special development zones approved for foreign investment. Properties within ITCs grant foreigners 100% freehold ownership rights for both residential and commercial purposes. Sarooj Oasis has been designated with both ITC status and 'Free to Hold' classification, enabling international buyers to acquire full ownership with the same rights as Omani citizens within this development.

2025 Regulatory Updates

Recent regulatory changes have further expanded opportunities for foreign property ownership in Oman. As of 2025, foreign buyers can acquire real estate both within and beyond ITCs, except in specific restricted zones outlined by Royal Decree. The Sultanate has also relaunched its Golden Visa programme, offering long-term residency pathways for property investors. These developments position Oman competitively alongside neighbouring UAE and Saudi Arabia in attracting international property investment.

Restricted Areas

International buyers should note that certain areas remain off-limits for foreign ownership, including Musandam, Buraimi, Dhahirah, Al Wusta, and areas near military facilities, archaeological sites, and designated agricultural land. Sarooj Oasis, however, falls entirely within permitted zones for foreign acquisition.

How to Buy in Sarooj Oasis from Abroad

Purchasing property in Sarooj Oasis from overseas follows a structured process that can be completed largely remotely, with the support of licensed agents and legal professionals familiar with Omani property law.

Step 1: Research and Property Selection

Begin by identifying the property type that aligns with your requirements and budget. Sarooj Oasis offers options ranging from $126,000 USD apartments to $581,000 USD villas, accommodating various investment profiles. Engage with authorised sales agents who can provide detailed brochures, floor plans, and virtual tours of available units.

Step 2: Engage Professional Support

Appoint a licensed real estate agent and legal advisor experienced in Omani property transactions. Real estate brokerage in Oman is regulated by Royal Decree, ensuring brokers are accountable for providing accurate property information. Legal support is crucial for contract review, due diligence, and navigating documentation requirements.

Step 3: Due Diligence

Your legal representative should verify the property's legal status, confirm there are no existing encumbrances, and assess the developer's credentials. Sarooj Development's 50-year track record provides confidence, though independent verification remains prudent. Ensure the property falls within designated foreign ownership zones and confirm all necessary government approvals are in place.

Step 4: Reservation and Sales Agreement

Upon selecting your property, place a reservation deposit to secure the unit. This is typically followed by signing a formal sales agreement outlining payment terms, completion dates, and contractual obligations. For off-plan purchases at Sarooj Oasis (with expected completion Q3-Q4 2028), ensure the agreement clearly specifies construction milestones and handover conditions.

Step 5: Payment and Registration

Complete payment according to the agreed schedule. Upon full payment and project completion, ownership is formally registered with the Ministry of Housing and Urban Planning under your name. You will receive a title deed confirming your freehold ownership, which also qualifies you to apply for residency benefits if applicable.

Payment Plans and Financing Options

Sarooj Oasis offers flexible payment structures designed to accommodate international buyers, with options that minimise upfront capital requirements whilst spreading costs across the construction timeline.

Developer Payment Plans

The development provides multiple payment configurations:

• Plan A: 20% down payment with 80% spread across monthly instalments over 36 months
• Plan B: 50% down payment with instalments over 24 months
• Interest-free options: Available with instalments linked to construction progress milestones

Escrow Protection

Similar to Dubai's model, Oman has implemented an escrow account system for investor protection. Developers must establish dedicated escrow accounts with licensed banks, and buyer funds are held securely until project completion. This mechanism ensures developers cannot access funds until construction milestones are verified, protecting international buyers against project abandonment or financial mismanagement.

Alternative Financing

Mortgages for non-resident foreigners remain challenging in Oman, with most local banks requiring residency status for mortgage eligibility. International buyers typically explore:

• Home country financing: Some international banks may lend against overseas property
• Cash purchases: The most straightforward approach for international buyers
• Private lending: May be available for qualified buyers

Currency considerations: Properties are priced in Omani Rials (OMR), which is pegged to the US Dollar at approximately 1 OMR = 2.60 USD, providing exchange rate stability for dollar-denominated investors.

Golden Visa and Residency Benefits

Property investment in Oman can unlock long-term residency pathways, significantly enhancing the value proposition for international buyers considering Sarooj Oasis.

Golden Visa Programme (Relaunched August 2025)

Oman officially relaunched its Golden Visa programme on 31 August 2025, offering two primary tiers administered through the Invest Oman platform:

10-Year Golden Visa Requirements:

• Property investment of OMR 500,000 (~$1.3 million USD) or more, OR
• Investment of OMR 200,000 (~$520,000 USD) through alternative routes including:
  • Government development bonds
  • Listed equities on Muscat Stock Exchange
  • Fixed bank deposits (minimum 5-year term)
  • Establishing a company employing 50+ Omani nationals

5-Year Silver Visa Requirements:

• Property investment of OMR 250,000 (~$650,000 USD) or more, OR
• Investment of OMR 250,000 in an Omani-based company

Application fees: OMR 551 for Golden Visa, OMR 326 for Silver Visa

Golden Visa Benefits

Holders enjoy numerous advantages:

• Right to live, work, and conduct business in Oman
• Ability to own property beyond ITC zones (subject to legal limits)
• Fast-track services at airports and border crossings
• Permission to employ up to three domestic workers
• Visa-free access to GCC member states
• Access to quality healthcare and education
• Family inclusion for spouses, children, and dependent parents (no age or number restrictions)

Standard ITC Residency

For investments below Golden Visa thresholds, property ownership within ITCs like Sarooj Oasis still qualifies buyers for renewable residency permits. The minimum investment for standard ITC residency is approximately OMR 50,000 (~$130,000 USD), making entry-level apartments at Sarooj Oasis eligible for residency benefits. This residency remains valid as long as you retain ownership of the property.

Investment Potential and Market Outlook

Sarooj Oasis offers compelling investment fundamentals, supported by broader market dynamics and Oman's strategic economic positioning.

Market Growth Trajectory

Oman's real estate market has demonstrated robust growth, with residential property prices increasing approximately 5% in 2024. The market was valued at $4.01 billion in 2023 and is projected to reach $6.23 billion by 2028, reflecting a compound annual growth rate (CAGR) of 9.19%. Sultan Haitham City's expected population of 100,000 residents creates substantial demand fundamentals for quality residential developments like Sarooj Oasis.

Rental Yield Potential

Properties in ITCs can be rented to generate passive income. With Oman's growing expatriate population (approximately 40% of total population) and expanding tourism sector welcoming over 3 million visitors in 2023, rental demand remains strong. The development's proximity to business districts and transport links enhances its appeal to professional tenants seeking quality accommodation.

Tax Advantages

Oman offers a favourable tax environment for property investors:

• No annual property tax on residential real estate
• No capital gains tax on property appreciation
• Transfer fees: Approximately 3% for sellers and 5% for buyers
• Legal and notary fees: 1-2% of property value

Oman Vision 2040 Alignment

Investment in Sarooj Oasis aligns with Oman's national development agenda. The Vision 2040 strategy prioritises economic diversification, sustainable urban development, and foreign investment attraction. Government commitment to these objectives, evidenced by over $15 billion in smart city investments, provides confidence in the long-term infrastructure and regulatory support underpinning developments like Sarooj Oasis.

Practical Considerations for International Buyers

Timeline and Completion

Sarooj Oasis is scheduled for completion in Q3-Q4 2028. International buyers should factor this timeline into their investment planning, recognising that off-plan purchases offer potential price appreciation as the development progresses, whilst carrying the inherent risks associated with construction-phase investments.

Currency Considerations

The Omani Rial is pegged to the US Dollar at a fixed rate, eliminating exchange rate volatility for USD-based investors. Buyers from other currency zones should consider hedging strategies or timing considerations to manage exchange rate exposure during the payment period.

Property Management

For investors not residing in Oman, professional property management services are available to handle tenant relations, maintenance, and rental collection. Annual maintenance fees apply to cover shared facilities including security, landscaping, and recreational amenities. Budget for these ongoing costs when calculating investment returns.

Legal and Regulatory Compliance

Ensure ongoing compliance with Omani property regulations. For ITC properties, owners have four years to complete construction on undeveloped land, though this timeline can be extended by the Ministry of Housing and Urban Planning. Maintain valid documentation and residency permits where applicable to protect your ownership rights.

Conclusion

Sarooj Oasis represents a compelling opportunity for international investors seeking exposure to Oman's evolving real estate market. The development combines:

• Strategic positioning within Sultan Haitham City's smart city infrastructure
• Flexible payment options accessible to overseas buyers
• Eligibility for residency benefits including Oman's Golden Visa programme
• Strong market fundamentals with projected 9%+ annual growth
• Favourable tax treatment with no property or capital gains taxes
• Developer credibility backed by 50 years of construction experience

With property prices starting from $126,000 USD for apartments and $390,000 USD for villas, Sarooj Oasis provides entry points for diverse investment budgets whilst offering the lifestyle benefits of a purpose-built sustainable community. As Oman continues to position itself as a premier destination for international property investment, early movers in developments like Sarooj Oasis stand to benefit from both capital appreciation and the broader infrastructure developments transforming Muscat's urban landscape.

For international buyers prepared to navigate the purchasing process with professional support, Sarooj Oasis offers a rare combination of lifestyle appeal, investment potential, and residency pathways in one of the Gulf region's most stable and welcoming jurisdictions.

Buy in Sarooj Oasis today with Continental