Buying Property in Oman: The Contract, Registration and Buyer Protections

Buying property in Oman is not completed by signing and paying the price: a real right is only effective against the world once registered. Two frameworks govern the transaction: the sale provisions of the Civil Transactions Law issued by Royal Decree 29/2013, and the publicity rules of the Real Estate Registry Law issued by Royal Decree 56/2026. Said Ibrahim Ambusaidi Advocates (SIA), a law firm in Muscat, explains what to check before buying and what the law guarantees the buyer.

Why is registration in the real estate registry decisive?

The Real Estate Registry Law provides that publicity of all real property rights is achieved by their registration in the registry, under its Article 4, and the Registry Secretariat records and documents the dealings affecting a property and every change to them, under Article 2. The first step before any purchase is therefore a fresh registry certificate showing the true owner and any mortgages, attachments or no-dealing restrictions on the property — restrictions the registry records on the basis of judgments and decisions under Article 13. The Law also permits registration in the name of non-Omanis in accordance with the laws regulating that, under Article 12.

What about earnest money and the preliminary agreement?

Practice is to sign a preliminary agreement with an earnest money payment before completing the transfer. Article 84 of the Civil Transactions Law provides that payment of earnest money is evidence that the contract has become final and cannot be resiled from, unless agreement or custom provides otherwise. Make sure the agreement states expressly what happens to the earnest money if either party withdraws, sets a final deadline for completing registration, and allocates the fees.

What are the seller’s obligations and the buyer’s protections?

The seller must deliver the property in the condition it was in at the time of sale, under Article 380 of the Civil Transactions Law, and deliver it free of any other right, under Article 379. Where the price is deferred or paid in instalments, the seller may stipulate that ownership does not pass until the full price is paid, even after delivery, under Article 378, and the term for a deferred price runs from delivery unless otherwise agreed, under Article 373.

The buyer is protected by the defect option in Articles 149 and following: if an old defect appears that reduces the property’s value or usefulness, the buyer may rescind, return the property and recover the price, or in certain cases claim the reduction in value. Watch the clock, though: a claim to rescind the sale or reduce or supplement the price is not heard once a year has passed from delivery, under Article 384. Delay in inspecting and claiming loses the right.

What are the practical steps of a safe purchase?

1. Obtain a fresh registry certificate and verify the owner, mortgages and attachments.
2. Check that the survey plan and boundaries match the register; registration rests on precise engineering plans under Article 24 of the Real Estate Registry Law.
3. Record the preliminary agreement in writing with the price, earnest money, completion deadline and fee allocation.
4. Complete registration with the Registry Secretariat as soon as conditions are met; before registration, ownership does not pass as against third parties.
5. Have the property technically inspected before the one-year delivery period expires, to preserve defect claims.

Key facts

• Real property rights are publicised by registration in the real estate registry, under Article 4 of Real Estate Registry Law RD 56/2026.
• The registry certificate reveals recorded mortgages, attachments and no-dealing restrictions, under Article 13.
• Paying earnest money makes the contract final and binding unless otherwise agreed, under Article 84 of Civil Transactions Law RD 29/2013.
• Retention of title until full payment of the price may be stipulated, under Article 378.
• Claims to rescind a sale or adjust the price are barred one year after delivery, under Article 384.
• Non-Omani ownership is possible in the cases regulated by the special laws, under Article 12 of the Real Estate Registry Law.

When to involve a lawyer

Involve a lawyer before paying the earnest money, not after: to examine the title and recorded restrictions, draft the preliminary agreement and earnest money terms, review off-plan purchase contracts, and act when a defect surfaces after delivery or the seller refuses to complete registration.

At Said Ibrahim Ambusaidi Advocates we examine titles, draft sale contracts and preliminary agreements, and represent you in contract enforcement, hidden defect and registration disputes before the courts across Oman. The first consultation is free by phone or WhatsApp on +968 9706 3030. We are based in Al Khoudh, Seeb, Muscat, and work Sunday to Thursday, 9:00 to 13:00 and 14:00 to 17:00, in Arabic and English.

This article is general legal information, not legal advice.