Muscat

About Muscat

Muscat is the capital of Oman and the country’s main urban and commercial centre. It stretches for about 90 km along the Gulf of Oman coastline, with the Al Hajar Mountains on the inland side. The city is made up of connected districts, each with its own character, spread along Sultan Qaboos Road.

At the end of 2025, Muscat Governorate had a population of around 1.53 million. Expatriates account for about 61%, with strong communities in areas such as Al Khuwair, Madinat Sultan Qaboos, Qurum, and Al Mouj. This supports steady demand for well-located rental properties.

Muscat is known for its calm environment and low crime levels, and it is often ranked among the most liveable cities in the Gulf. Oman’s political stability and neutral foreign policy add to its appeal as a safe base for both residents and investors.

Property Prices in Muscat

Muscat’s residential market has recovered strongly after a correction phase in 2023-2024. Prices increased through 2025, with apartments rising by around 22% annually and villas by about 16%. The strongest growth has been in Al Mouj and Muscat Hills, where values rose by roughly 18-25% over the same period.

Foreign buyers are mainly limited to ITC communities. These properties typically trade at a 40-60% premium compared to non-ITC areas. The higher pricing reflects freehold ownership, managed infrastructure, and the residency benefit linked to property purchase.

Indicative ranges based on ITC listing data and market reports. 1 OMR ≈ USD 2.60 (pegged rate). Prices vary by unit specification, floor, view, and handover status.

ITC Communities in Muscat

Foreign buyers in Muscat can purchase property only in approved Integrated Tourism Complexes (ITCs). Each ITC has its own setting and investment profile, ranging from established waterfront areas like Al Mouj to emerging cliffside developments such as AIDA.

Muscat Bay – Qantab, Ultra-luxury, OMRAN & Eagle Hills, Separate area guide

Muscat Bay is a secluded ITC in Qantab, about 15 km from the city centre. It is developed by OMRAN Group and Eagle Hills and sits between the Hajar Mountains and the Gulf of Oman, creating a low-density, resort-style setting.

The community includes a marina, beach club, spa, and the Jumeirah Muscat Bay hotel. Properties range from sea-view apartments to hillside and beachfront villas. Muscat Bay has its own dedicated area guide on our site.

View Muscat Bay area guide and listings

Muscat Hills – Al Ghubrah North, Golf community, Mid-market entry

Muscat Hills is a golf-focused ITC built around the Muscat Hills Golf & Country Club, located in Al Ghubrah North, in the western part of the city. The community offers a more accessible entry point, with apartments starting from around OMR 65,000 and penthouses reaching up to OMR 200,000.

It attracts buyers looking for a managed community with lower service charges and a more suburban feel. The area is a stable option for long-term investment, with consistent yields and a tenant base mainly made up of professional expats working in Muscat’s western commercial zone.

• From OMR 65K – Entry price, apartments
• 5-7% – Gross rental yield
• Freehold – All nationalities

Al Mouj Muscat – Seeb, Waterfront, Most established ITC, Completed & resale

Al Mouj, also known as The Wave, is Muscat’s flagship ITC and the most liquid property market in Oman. It is located in Seeb, around 20 minutes from the city centre, along 6.5 km of Gulf of Oman coastline. The community includes a full-service marina, Greg Norman-designed golf course, Kempinski hotel, beach club, restaurants, and retail.

The development is fully built out and self-contained, offering completed apartments, townhouses, and villas mainly on the secondary market. It attracts senior expats, executives, and long-term residents who value walkable amenities and direct beach access. Rental demand remains strong, with occupancy around 80-85% and rents increasing by 10-20% over the 18 months through 2025.

• 6.5 km – Gulf of Oman coastline
• 4-6% – Gross rental yield
• 80-85% – Typical occupancy rate
• Freehold – All nationalities

AIDA, Yiti – Southeast Muscat, Clifftop, DarGlobal, Off-plan

AIDA is a master-planned ITC developed by DarGlobal in partnership with OMRAN Group. It is located in Yiti, around 20 minutes from central Muscat, and sits about 130 metres above the Gulf of Oman. The community is designed around the Trump International Golf Club, with wide sea views across the coastline.

AIDA is currently the main off-plan option for foreign buyers in Muscat. It offers 3-7 bedroom villas at lower entry prices compared to Al Mouj. The area around it is developing quickly, with Nikki Beach Resort planned nearby for 2026 and Shangri-La Resort located about 4 km away. Demand is driven mainly by long-term appreciation potential and resort-style rental returns.

• 130 m – Above sea level
• From AED 870K – Entry price, off-plan
• ~20 min – To Muscat city centre

Current listings in AIDA

• The Great Escape – apartments & villas · From AED 870K · Handover 2027
• Sunrise Haven Luxury Villas – 3BR villas · From AED 1.80M · Q1 2028
• Trump International Hotel – hotel apartments · From AED 1.30M · Q4 2028
• Top of the World Villas – villas · From AED 1.35M
• Trump Cliff Villas – 3BR villas · From AED 3.70M · Q4 2028
• Coastal Investment Villas – 3BR villas · Q4 2027
• Paradise Villas – 3BR villas

Buying Property in Muscat as a Foreign National

Under Royal Decree No. 12/2006, foreign nationals can only buy freehold property in Oman within approved Integrated Tourism Complexes (ITCs). In Muscat, these include Al Mouj, AIDA/Yiti, Muscat Hills, and Muscat Bay. All ownership is registered through the Amlak system, with full rights to sell, rent, or transfer the property to heirs.

Transaction costs are relatively low compared to other Gulf markets. The main fee for foreign buyers is a 3% property transfer fee paid at registration. There is no annual property tax, no capital gains tax, and no personal income tax on rental income.

Residency on purchase: Buying in any approved ITC grants residency for the owner and immediate family for as long as the property is held. There is no minimum investment requirement – it applies to any ITC purchase, regardless of price.

Oman’s Golden Visa, relaunched in August 2025, offers a separate 10-year residency option for investments of OMR 200,000 or more, including property, shares, or government bonds.

Living in Muscat

Muscat is a low-density, spread-out city with a relaxed pace of life. High-rise buildings are restricted across the governorate, which gives the skyline an open feel and a more spacious urban environment.

The sea is close to most residential areas, usually within 10-15 minutes. The Muttrah Corniche offers a long waterfront promenade connecting the historic port with the old city. Inland, the Hajar Mountains are less than an hour from central districts and form a dramatic natural backdrop.

Key landmarks and attractions include:

• Sultan Qaboos Grand Mosque – the largest mosque in Oman, open to non-Muslim visitors outside prayer times. It features a 45,000 sq ft Persian carpet and can accommodate up to 20,000 worshippers.
• Royal Opera House Muscat – opened in 2011, a major cultural venue with a theatre, auditorium, gardens, and retail and dining spaces.
• Muttrah Corniche and Souq – a waterfront promenade leading to one of the region’s oldest traditional markets, known for silverware, frankincense, spices, and textiles.
• Al Alam Palace and Portuguese forts – the Sultan’s ceremonial palace in Old Muscat, located near the 16th-century forts of Al Jalali and Al Mirani.
• National Museum – a modern museum with 14 galleries covering Oman’s history from prehistory to the present day.
• Mall of Oman – the largest shopping and leisure destination in the city, featuring over 260 outlets, Snow Oman, and a VOX Cinemas complex.
• Wadi Shab and Wahiba Sands – popular day trips from Muscat, offering canyon pools and desert camping experiences.
• International schools and healthcare – established infrastructure in areas such as Madinat Sultan Qaboos, Qurum, and Al Khuwair, including British School Muscat, ABA Oman, Sultan Qaboos University Hospital, and Oman International Hospital.

Connectivity

Muscat International Airport (MCT) is the country’s main air hub, handling around 13.2 million passengers in 2025. As of mid-2026, it connects to 83 destinations across 26 airlines. Oman Air is expanding its network with new non-stop routes to Singapore, Tashkent, Sochi, and Kigali.

Within the city, transport is mainly car-based, with Sultan Qaboos Road running along the coastline and linking most key districts. Road infrastructure continues to expand, with the Muscat Expressway widening project approved and expected to start in Q3 2026. The Muscat Metro is in advanced planning stages, with an official announcement expected in 2026. Longer-term regional connectivity will also improve through the Hafeet Rail project – a 238 km Oman-UAE railway that is around 40% complete and will connect Sohar with Abu Dhabi.

Data sources: National Centre for Statistics and Information (NCSI) Oman – Muscat Governorate Population December 2025; Residential Property Price Index Q3 2025 · Cavendish Maxwell – Oman Real Estate Market Performance (May 2025) · Sands of Wealth – Muscat Real Estate Market Analysis (2026) · Trowers & Hamlins – Oman Golden Visa (September 2025). Last reviewed June 2026.