Royal Decree No. 56/2026 has introduced a new Real Estate Register Law (the New Law), replacing the existing framework established under Royal Decree No. 2/1998 (the 1998 Law).
The New Law came into force on 18 May 2026 and modernises how ownership and other property rights are recorded and evidenced in Oman. It applies to anyone dealing with real estate in Oman, including investors, developers, purchasers, lenders, occupiers and anyone seeking to assert or protect a property right. It forms part of a wider GCC trend towards modernising property frameworks and is directly aligned with the ambitions of Oman Vision 2040. This article sets out what the New Law introduces and what it means in practice.
Going Digital
Digitalisation of the Register
The New Law gives full legal recognition to electronic registers, folios and title deeds. The Real Estate Register and each Real Estate Folio may now be maintained in paper or electronic form and electronic instruments carry the exact same legal weight as their paper equivalents. This is a significant departure from the 1998 Law and brings Oman's property registration system into line with modern land registry practices across the region.
A dedicated register for off-plan sales
The New Law introduces the "Preliminary Real Estate Register", a dedicated register for off-plan property projects. Ownership rights in off-plan units may be provisionally recorded alongside their descriptions and any legal dispositions affecting them, such as mortgages or transfers, following the same procedures as the main Real Estate Register and carrying the same legal weight. For buyers, this means their interest in an off-plan unit is formally recognised in law from the moment of purchase, a protection that buyers in comparable markets have long had. For developers, it creates a clear and enforceable legal framework within which units can be sold prior to completion.
Ownership and Title
Registration and the Title Deed
Under the New Law, any dealing that affects rights over a property, whether a sale, a transfer, or a court order, must be registered with the Secretariat of the Real Estate Register (the Secretariat) to have any legal effect beyond creating personal obligations between the parties. Without registration, a disposition simply does not take effect against the world. The Title Deed is the only accepted proof of ownership, and for anyone acquiring property in Oman, getting registered is not just a formality. It is the foundation of ownership. All rights in rem, including mortgages and usufruct rights, must equally be registered to take effect against third parties. For lenders, registration of a mortgage is not a procedural step. It is what makes the security enforceable.
International investors and diplomatic missions
The New Law expressly accommodates registration in the name of non-Omani individuals and juristic persons, subject to the laws regulating non-Omani ownership. Diplomatic missions of foreign states may also register real estate for use as headquarters or residences, subject to reciprocity. This formalises the position for international investors and is a signal that Oman is actively welcoming foreign investment in real estate.
Transacting Under the New Law
Private Sector Authentication
Historically, authentication of real estate instruments has been an exclusively governmental function. The New Law changes this. By a decision of the Minister of Housing and Urban Planning (MoHUP), both governmental and private entities may now be licensed to authenticate instruments and legal dispositions relating to real estate, subject to the implementing regulation. This could open up the authentication process considerably and make transactions more straightforward to complete.
English Language Title Deeds
Title Deeds are prepared in Arabic, but upon request, a translated version in English may now be issued. This is a practical and investor friendly provision, particularly relevant for international buyers, lenders and developers working with advisers and financing teams operating in English. ln practice, this cuts down on the time and cost involved in cross-border transactions.
Powers of attorney and other practical matters
Where a disposition is carried out by an agent, the power of attorney must be specific and explicit as to the intended transaction, whether that be sale, mortgage, gift, or partition. An agent may even register property in their own name if the power of attorney expressly permits this. Where a contracting party suffers from a disability rendering them unable to express their will, the competent court shall appoint a judicial assistant to carry out the disposition on their behalf.
Disputes and the Register
Where court proceedings are commenced in respect of a property right, the claimant must notify the Secretariat by submitting a copy of the statement of claim so that a note can be entered on the property's folio. If the claim is ultimately successful, the right will be deemed registered from the date on which the note was entered, rather than from the date of the final judgment. This ensures that, while the proceedings are pending, a third party cannot acquire the property free from the claimant's interest. Failure to take this step may leave the claimant vulnerable to the property being transferred to a third party before the proceedings are concluded, notwithstanding a successful outcome in court.
Buyers and investors should inspect the property's folio before proceeding to exchange. The presence of an annotation indicates that active litigation is ongoing and ought to trigger thorough due diligence before any commitment is made. Sellers and developers should be aware that an annotation can delay or disrupt a transaction; where a claim is without proper foundation, prompt steps should be taken to have it discharged so as not to prejudice the sale.
Penalties
The New Law takes a firm approach to the integrity of the register. Submitting false information or forged documents carries imprisonment of between six months and three years, a fine of between OMR 1,000 and OMR 30,000, or both. Attempting to do so still attracts a penalty, capped at half of those figures. Evading registration fees results in a fine equal to double the amount unpaid, and failing to comply with the litigation annotation obligation carries an administrative fine of between OMR 100 and OMR 300.
What comes next
The New Law overhauls a framework that had not been updated since 1998. The result is a system that is clearer to navigate and better equipped to protect those transacting in Omani real estate. The implementing regulation is yet to be issued by the MoHUP, and until it is, existing regulations continue to apply to the extent they do not conflict with the New Law. We will be monitoring developments closely as they take shape.
If you have any questions about how the New Law affects your property interests, development projects or investment structures in Oman, please get in touch with our International Real Estate Team.
