Overview of MHTโs New Bylaw for Jabal Sifah Resort
The Ministry of Heritage and Tourism (MHT) has issued new Jabal Sifah real estate regulations through Ministerial Decision No. 1152/1/2/484/2025 published in Official Gazette No. 1614 on September 21, 2025. This bylaw outlines detailed rules for ownership, sales and management of properties within the prestigious Jabal Sifah resort, a structured framework for all stakeholders.
The new regulations complement existing Oman property ownership rules under Royal Decree No. 12/2006 for Integrated Tourism Complexes (ITCs). These rules aim to ensure transparency in transactions, protect developers and property owners and maintain the integrity of ITCs at Jabal Sifah.
The bylaw applies to Jabal Sifah, one of Omanโs flagship ITCs located 45 minutes South of Muscat. This master-planned development combines residential, commercial and tourism components along 6 km of coastline backed by the Al Hajar Mountains.
Key Requirements for Developers and Sales
Understanding the comprehensive requirements for developers operating in Jabal Sifah is crucial for compliance and project delivery.
Master Plan and Approval Requirements
Developers must submit master plan and cadastral drawings to MHT and the competent authority for approval. Submissions must include detailed specifications for land subdivision, common areas, utilities, roads, services and the number and size of each sub-plot. No sales are permitted until all approvals are obtained.
Financial and Legal Obligations
The new Jebel Sifah property ownership rules require several financial safeguards. Developers must open an escrow account in the project name at an Omani bank, where buyer installments and financier payments are deposited. This protects buyer funds during development.
Developers must also appoint an independent audit office to review annual service charge accounts and submit audit results to MHT annually. This ensures financial transparency throughout the project lifecycle.
Construction and Documentation Standards
All construction work must comply with sales contract specifications and Ministry requirements. Buyers receive architectural drawings and developers must submit model sales contracts to competent authority. Any major contract amendments require consultation with authorities.Developers must also prepare โhouse rulesโ governing the rights and duties of property owners and residents. These rules must be distributed to all unit owners and any changes must be coordinated through the ownersโ association.
Insurance and Property Management
Under the new rules, developers must insure all units against potential risks on behalf of owners and collect insurance premiums separately from annual service fees. Insurance payouts will be for repairing or reinstating damaged units, providing additional protection for owners.
Developers must establish and maintain a bi-annual register of unit owners and update authorities when ownership changes occur through sale or inheritance. This ensures tracking of ownership and compliance with the Foreign Property Ownership in Oman rules.
Obligations and Rights of Unit Owners
The new bylaw sets out clear responsibilities and protections for property owners, a balanced framework for community living and compliance.
Payment and Registration
Buyers must pay all installments as per sales contract and cannot sell units before registration in the real estate register. This ensures proper transfer of ownership and protects both buyer and developer from incomplete transactions. Once units are completed they must be registered in the real estate register under the buyerโs name. The developer must deliver units as per the contractual timeline. This provides clear ownership documents for all parties.
Compliance and Cultural Obligations
Unit owners must comply with Omani laws, public order, Islamic values and local traditions. They must respect the rights of neighbors, other unit owners, the developer, and common areas. This ensures community living and cultural sensitivity within the project. Property owners must maintain the external appearance of their property and not make any unauthorized changes. They must also preserve green areas within their plot and not harm the community environment.
Financial Responsibilities
Owners must pay annual service charges as per the system defined in the basic statute of the ownersโ association. These charges cover common area maintenance, security, utilities and other services required for the community to function. Owners must notify the developer in case of unit resale to ensure proper documentation and compliance with ownership transfer requirements. This maintains ownership records and smooth property transactions.
Impact on Foreign Investors and Tourism
The new regulatory framework opens up huge opportunities for foreign investors and supports Omanโs tourism strategy.
Foreign Ownership
The new bylaw strengthens foreign property ownership in Oman in Jabal Sifah by providing more regulatory oversight and investor protection. Foreigners can still own 100% through usufruct arrangements up to 99 years in this ITC. The bylaw requires developers to complete all procedures to enable non-Omani ownership, simplifying the process for foreign investors. This includes preparing required documents, getting approvals and complying with local and international laws.
Investment Security and Transparency
Escrow accounts and independent audit requirements provide more financial security for foreign investors. These measures protect international buyers from developer default risk and ensure transparent financial management throughout the development process.All units must be insured, which provides extra protection for foreign property owners, covers damages and can restore properties if needed. This reduces investment risk and gives international buyers peace of mind.
Tourism Potential
The overall framework supports Omanโs tourism strategy by having high quality, well-managed properties that adds to the countryโs hospitality offerings. Professional property management and maintenance standards will maintain Jabal Sifah as a premium destination.
Oman real estate for foreigners benefits from these regulations through increased market confidence and standardisation. The clear laws attract more international investment while protecting existing property owners and contributing to sustainable tourism growth in the country.
The bylawโs focus on cultural compliance and environmental preservation aligns foreign investment with Omanโs national values and sustainability goals. This balanced approach ensures tourism development respects local traditions while bringing in economic benefits to the country.
