Muscat Bay, Oman

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.

What Is Available and at What Price

Muscat Bay offers both completed and off-plan properties. 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.

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.