A new land registry law (Oman Sultani Decree No. 56/2026) is now in force in Oman. Jamie Gibson Managing Partner at Dentons in Muscat looks at what its main impact will be and who it will impact.
Background
A new Law of Land Registry (Oman Sultani Decree No. 56/2026) has been issued in Oman which is set to modernise the system there including by recognising electronic registers and title deeds. It came into force on 18 May 2026 and has repealed and replaced Oman Sultani Decree No. 2/1998.
What are the most significant changes brought in by this new law?
"The Law of the Real Estate Registry (issued by Oman Sultani Decree No. 56/2026) forms part of the wider reform of Oman's real estate sector, following the Law Regulating Real Estate issued by Oman Sultani Decree No. 79/2025," states Jamie Gibson of Dentons in Muscat. "It modernises the framework for recording and evidencing all real estate rights on the Real Estate Registry, including through the recognition of electronic real estate registers, folios and documents and the establishment of a Preliminary Real Estate Registry for off-plan projects ".
"One of the key developments is the introduction of a statutory definition of a mulkiya (i.e. title deed)," Gibson adds. "A mulkiya is now expressly defined as an official paper or electronic document issued by the Ministry of Housing and Urban Planning (MoHUP) evidencing ownership of real estate or a real estate unit."
"The MoHUP can now issue paper or electronic mulkiyas; temporary mulkiyas; and English translations of mulkiyas on request."
"Another significant change is that going forward, the Minister of Housing and Urban Planning may authorise government and private sector entities to provide services relating to the registration of real estate documents and transactions," Gibson continues. "If this is implemented it would facilitate broader access to registration services."
Who will these changes affect?
"Oman Sultani Decree No. 56/2026 will affect anyone dealing with or having an interest in real estate rights in Oman, which includes investors, developers, occupiers, purchasers, lenders and other parties seeking to assert ownership rights or other registrable property rights," Gibson states. "The existing principle that dealings creating, transferring, amending or extinguishing ownership rights or other registrable property rights must be registered is maintained in Oman Sultani Decree No. 56/2026. If such dealings are not registered, they will only create personal obligations between the parties and will not have effect against third parties."
"Access to the Real Estate Registry remains subject to demonstrating sufficient interest, rather than being fully public," Gibson adds. "Under Oman Sultani Decree No. 56/2026 any person with an interest may request real estate data, subject to the controls and procedures which are to be set out in the executive regulations to be issued by the Minister of Housing and Urban Planning in due course. The substance of these controls and procedures, which have not yet been issued, will determine how user-friendly the Real Estate Registry is in practice."
What could be the potential consequences of this change?
"Oman Sultani Decree No. 56/2026 will have far-reaching practical consequences," Gibson states. "For investors, developers, lenders and occupiers, an effective system for the registration of real estate rights now sits at the very heart of title, security, enforcement and exit. It is also expected that Oman's new framework will increase confidence and transaction efficiency, and greatly improving the ease of doing business in Oman."
"The next stage is implementation. The Minister of Housing and Urban Planning is to issue executive regulations of the new law which we expect will set out further details, including processes and use of electronic services. Early legal input can help ensure alignment with the new framework from the outset."