Property and rental management software for Oman: from the unit to the cheque

You register a property with its name in Arabic and English, its governorate and wilayat, then add its units with unit number, type, floor, bedrooms, area and list price. A unit number is unique inside its property, because it is the number written on contracts and cheques. A standalone house creates its single unit automatically. Each unit carries its electricity and water meter numbers, and up to 5 photos of no more than 200 KB each. There is no field to change a unit's status by hand. Nizro works it out from the live agreements on the unit, so a unit never shows as available with a tenant in it. Every edit to a property, unit or agreement is logged with the value before and after, who made it and when.

A reservation holds a unit for a buyer against a fee until a date you set. A tenancy runs for a term, with the rent split into cheques and a municipality contract number. A sale has a down payment, monthly instalments and a payment at handover. Each agreement gets a number that never repeats: three letters for the kind and six digits, such as SAL000042. Nizro does not allow two live agreements on one unit. If a unit carries a lien, Nizro asks you to acknowledge it before the sale is created. Tenancies and reservations are never blocked by a lien.

A live tenancy with no municipality contract number carries a red badge, not registered with the municipality, and shows up every day on the expiry calendar until you enter the number. Registration is a legal duty, and forgetting it surfaces at the first inspection or dispute. When you renew, you type the percentage increase or reduction and a new schedule is created. The last line absorbs any rounding, so the schedule adds up to the agreement value exactly.

The schedule is created in the same instant as the agreement, and there is no agreement without one. So every rial you expect has its own line and date. A post-dated cheque is a piece of paper you take today for money that arrives later, and Nizro keeps the paper and the money apart. An instalment carrying a cheque that has not cleared cannot be marked paid by any route. Only the Cleared button moves it to paid, dated today and through the bank. A bounced cheque leaves the instalment due and keeps the cheque number, so you can take cash or a replacement cheque. An overdue cheque shows a red badge.

If a tenant says he is leaving before the end of the term, there are two separate steps. First you record the expected vacate day, and nothing in the agreement changes while you start marketing the unit. Then you record the actual vacate day when the keys come back: the agreement ends and the unit returns to available. Instalments due after the vacate day are waived, and anything due before it stays due. Cancelling only waives what was never paid. A refund to the customer is a separate entry that you record in Accounts.

The calendar is your daily worklist, most urgent first: overdue or expired, the next 7 days, the next 30 days, and later. Each row has its fix-it button beside it, and one button releases every expired reservation. If the accounts module is on, each payment you record posts a balanced entry by itself. Money taken on a sale before handover stays a liability in account 2500 and moves to revenue 4300 on the day you hand over the keys. Registering or depositing a cheque posts nothing. The entry is written when it clears.

You make a tenancy on one page: you pick the unit and the tenant, type the monthly rent and the months, and Nizro writes the agreement, its schedule and its cheque rows together, or refuses and writes nothing. The tenancy then keeps the law's three dates and counts the days to them: the last day to register with the municipality, with a fee of 3 per cent of the whole rent; the last day to give notice of non-renewal; and, for a bounced cheque, the last day to file the complaint. Nizro reminds you and submits nothing to the municipality. You put a pin on each property by typing its coordinates, or with a click on the map where the map is switched on, and you search by circles of 1 to 25 km around a property, a wilayat or a point, nearest first, in a straight line. Eight reports cover the office: the rent roll, arrears by tenant, occupancy and vacancy, collections by month, the cheque schedule, leases ending, municipality registration and commission income. Each has a file for Excel and a print view, for the owner and the managers. During the trial you can fill the system with demo data and delete it again in one press, without touching your own rows. Nizro prints the tenancy contract, the rent receipt and the schedule statement in Arabic and English on one sheet.

In Settings you create your agency's site on Iqari at its own address, such as al-noor.iqari.nizro.app, with its name, logo, phone, WhatsApp and brokerage licence number if it has one. You publish a unit from its page in Nizro: you choose sale or rent, type the price and a title in Arabic, and add up to 20 photos that are made smaller on your device before they are uploaded. Nizro refuses to publish a listing without an available unit, a price, a photo and a phone, and it closes the listing of a unit the moment it is sold or let. A viewing request that arrives from the site becomes a lead in Sales and shows on the real estate desk, and one phone number can send five requests a day.

From the customer's page in Nizro you issue him a private link and send it on WhatsApp. He opens it with the last four digits of his phone, it stays open on his device for 30 days, and three wrong tries lock it for an hour. It shows only his own agreements with their instalments and cheques and the state of each cheque, and the documents your agency marked visible, so an ID copy never shows unless you show it. He sends a request about maintenance, payment or documents, and it reaches your agency as a ticket with a clock. You reply from the care screen and he reads the reply in the portal. The portal is for viewing and messaging, and there is no payment in it today. You close the link in one tap, and it ends by itself after 180 days.

Here are the limits, plainly. The property module does not calculate VAT and does not print an invoice today, so commercial rent and its invoices sit outside it. The schedule and the entries are there. E-invoicing becomes mandatory for every VAT registered business from 1 October 2027 under Decision No. 189/2026. Confirm your own date with the Tax Authority.