Boutique luxury coastal ITC in a secluded bay near Muscat, set between the Hajar Mountains and the Gulf of Oman — 100% freehold to any nationality.
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Muscat Bay is a boutique luxury coastal Integrated Tourism Complex (ITC) nestled in a secluded cove near Muscat, surrounded by the Hajar Mountains and the Gulf of Oman. As an official ITC, property is 100% freehold for buyers of any nationality. Inventory includes 1 to 3-bedroom apartments, luxury townhouses, and waterfront villas (such as LUMA and Zen Residences). Amenities include a private marina, beach club, wellness spa, and five-star resort facilities.
About Muscat Bay
Muscat Bay is an Integrated Tourism Complex (ITC) located on the Gulf of Oman coastline in Bandar Jissah, near Qantab, around 15 km from central Muscat. Set between the sea and the Hajar Mountains, the community offers a secluded setting with direct beach access and mountain views.
The project is developed by Eagle Hills and OMRAN Group. Construction started in 2014, with the first homes completed in 2018. Covering 2.2 km² across five residential zones, Muscat Bay is one of the smaller ITCs in Muscat, known for its low-density layout and private atmosphere.
As an ITC, Muscat Bay is open to foreign buyers on a freehold basis. Ownership is registered through the Amlak system, and any property purchase qualifies the owner and their immediate family for residency in Oman for as long as the property is owned.
What Muscat Bay Includes
Muscat Bay is divided into five residential zones: Wajd, Zaha, Nameer, Safa, and Naeem. Homes range from one- and two-bedroom apartments to large five-bedroom villas. Depending on the location, properties offer beachfront, lagoon, or hillside settings with sea views.
The community includes a private beach, beach club, marina, diving centre, lagoon, swimming pools, children’s play areas, tennis and padel courts, spa, running tracks, landscaped gardens, and BBQ areas. Village Square serves as the main social and retail hub, with shops, cafés, and restaurants.
The development is also home to the Jumeirah Muscat Bay hotel. Residents can access selected hotel facilities through the Jumeirah Residents Club, including the spa, beach facilities, and dining venues. Everyday services such as a supermarket, pharmacy, and medical clinic are available within the community, while schools, hospitals, and additional shopping are within a 15-20 minute drive.
Investment note: Muscat Bay’s completed properties and the presence of the Jumeirah hotel support demand for short-term rentals. Buyers can rent out their property immediately after purchase, subject to standard ITC regulations.
For buyers interested in long-term residency, Oman’s Golden Visa requires a minimum investment of OMR 250,000 (approximately AED 2.4 million or USD 650,000).
What Is Available and at What Price
Muscat Bay offers both completed and off-plan stock. The table below shows indicative price ranges by property type across the community.
Indicative ranges based on Savills Oman listings and MPP project data. 1 OMR ≈ USD 2.60 ≈ AED 9.58 (pegged rates). Prices vary by position, floor, view, and specification.
Current listings on this site include Zen Residences (studios to 3-bedroom lofts, from AED 550,000, handover Q4 2026) and LUMA Residences (completed, from AED 950,860).
Estimated gross rental yields for apartments are generally in the 5-7% range. Demand comes from tourism, business travellers, and visitors looking for resort-style accommodation. Apartment prices typically range from OMR 650-1,100 per sqm (AED 6,200-10,500). This places Muscat Bay in the mid-to-upper segment of Muscat’s ITC market, with pricing below prime Al Mouj waterfront properties while offering a more private, resort-focused environment.
Getting There and Getting Around
Muscat Bay is located in Bandar Jissah and is accessed via Al Jissah Street. Central Muscat is around 25 minutes away by car, while Muscat International Airport can be reached in about 30-35 minutes. Dubai is roughly a one-hour direct flight away.
Its location away from the city’s main urban areas helps create a quieter and more private environment. Everyday services such as supermarkets, clinics, schools, and nurseries are available in nearby areas including Qurum, Madinat Sultan Qaboos, and Muttrah, typically within a 15-25 minute drive. Popular attractions such as Muttrah Souq and the National Museum are also nearby.
Getting around is mainly by car, as there is no public transport service directly to Bandar Jissah. Residents with access to the Jumeirah Residents Club can also use the hotel’s shuttle service to selected locations in central Muscat.
Data sources: Savills Oman – Barr Al Jissah listing data (2024-2025) · Sands of Wealth – Best Areas to Buy Property in Muscat (2026) · Construction Week – Muscat Bay development update (2021) · Trowers & Hamlins – Oman Golden Visa (September 2025). Last reviewed June 2026.
An exclusive coastal ITC resort in Bandar Jissah offering 100% foreign freehold property ownership.
• Muscat International Airport (MCT) (30 min drive) — international airport accessed via Al Jissah Street
• Al Jissah Street (2 min drive) — scenic mountain highway connecting the bay to central Muscat
• Sultan Qaboos Road (15 min drive) — primary expressway into downtown commercial districts
• Muscat International Airport: 30 min
• Sultan Qaboos Grand Mosque: 25 min
• Downtown Muscat: 20 min
• Muttrah Souq: 15 min
• Jumeirah Muscat Bay: 1 min walk
Residents commute to top international schools located within 20 minutes in central Muscat.
• ABA Oman International School (20 min drive) — premier full IB World School campus
• The Sultan’s School (25 min drive) — leading bilingual and international curriculum school
• British School Muscat (25 min drive) — UK curriculum campus, rated Outstanding
Medical needs are covered by tertiary private hospitals located 20 minutes away in Muscat.
• Muscat Private Hospital (25 min drive) — established multi-specialty private healthcare center
• Aster Royal Hospital Muscat (25 min drive) — flagship private tertiary hospital with 24/7 emergency
• Al Nahdha Hospital (20 min drive) — government specialty hospital complex
A private community mosque serves the bay, with historic grand mosques in nearby Muscat.
• Muscat Bay Community Mosque (2 min walk) — serene Friday prayer venue for villa and apartment residents
• Sultan Qaboos Grand Mosque (25 min drive) — national monumental cultural and religious landmark
Retail centers around the Village Square, backed by major shopping malls in central Muscat.
• Muscat Bay Village Square (2 min walk) — community retail plaza with gourmet market and cafes
• Muttrah Souq (15 min drive) — historic waterfront bazaar famous for frankincense and silver
• Mall of Oman (25 min drive) — Oman’s largest shopping destination with 300+ stores
• Muscat International Airport: 30 min
• Sultan Qaboos Grand Mosque: 25 min
• Downtown Muscat: 20 min
• Muttrah Souq: 15 min
• Jumeirah Muscat Bay: 1 min walk
High capital appreciation potential driven by a secluded natural bay, private beaches, and mountain trails.
• Muscat Bay Private Beach (1 min walk) — pristine, secluded white-sand beach enclosed by the Hajar Mountains
• Hajar Mountain Hiking Trails (1 min walk) — scenic mountain trekking trails directly surrounding the estate
• Muscat Bay Lagoon (1 min walk) — central swimmable water feature for resort residences
Strong rental yield appeal driven by the 5-star Jumeirah Muscat Bay resort and luxury beach clubs.
• Jumeirah Muscat Bay Resort Dining (2 min walk) — 5-star resort featuring Per Hotides beach bar and Brezza
• Shangri-La Al Husn Resort (10 min drive) — cliffside luxury resort offering fine dining and private beach
• Al Bustan Palace Ritz-Carlton (12 min drive) — iconic beachfront palace hotel with luxury spa
We could not verify a UAE real estate developer operating under the exact name Zen Development. The name maps to unrelated companies outside the UAE, and 'Zen' also appears as a location name within Dubai communities.
The development is a joint venture involving OMRAN alongside strategic real estate partners.
Yes—as a designated Integrated Tourism Complex, Muscat Bay is 100% freehold and open to any nationality.
1 to 3-bedroom apartments, townhouses, and standalone luxury villas across delivered and off-plan phases.
Yes—qualifying property purchases at or above OMR 250,000 support Oman's Golden Residency permit.
In a secluded natural bay near Muscat, framed by the Hajar Mountains and the Gulf of Oman.
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