An off-plan purchase in an Omani ITC runs to a fairly standard sequence. This is that sequence, with the Mira Ocean Estates payment schedule as the worked example.
1 · Establish eligibility
Before anything else, confirm that the property is in an Integrated Tourism Complex if you are not an Omani or GCC national. This is a yes/no question with a documentary answer, and it takes an afternoon.
2 · Reserve
A reservation holds a specific unit — building, floor, plan and aspect. At Mira Ocean Estates the reservation payment is 10% of the purchase price. On a AED 550,000 studio that is AED 55,000.
3 · Sale and purchase agreement
The SPA is signed within forty-five days of reservation, against a further 10%. This is the document to have reviewed by Omani counsel — specifically the completion date, the delay provisions, the specification schedule and the escrow arrangements, which are now governed by Royal Decree 79/2025 rather than the repealed statutes.
4 · Construction instalments
| Stage | Instalment |
|---|---|
| On booking | 10% |
| SPA signing (45 days) | 10% |
| 6 months | 5% |
| 12 months | 5% |
| 18 months | 10% |
| 24 months | 10% |
| Handover (Q4 2028) | 50% |
5 · Registration and handover
Title is registered on completion, attracting a 3% transfer fee. Handover at Mira Ocean Estates is Q4 2028, and because every residence is delivered fully furnished the property is occupiable or lettable from that date without a further fit-out period.
This is general information, current at the date shown, and not legal advice. Omani real estate law was substantially rewritten by Royal Decree 79/2025, in force from March 2026. Take a written opinion from Omani counsel before contracting.
Common questions
How long does buying off-plan in Oman take?
Do I need to be in Oman to buy?
What should a lawyer review?
The project
Mira Ocean Estates is a 9.3-hectare beachfront community in Hawana Salalah — 222 branded residences, 21 private villas, 20 townhouses and a 130-key five-star hotel, delivered fully furnished. From AED 550,000, handover Q4 2028.
