Looking for the top luxury communities in Muscat? Here's a quick guide to the city's most sought-after residential areas, offering premium living and investment opportunities. From waterfront havens to hillside retreats, these developments combine high-end amenities, prime locations, and modern designs. Whether you're after a serene coastal lifestyle, golf course views, or proximity to business hubs, Muscat has something for everyone.
Each community offers unique features, from freehold ownership for foreign nationals to access to Oman’s investor visa program. Whether you're buying a home or investing, these communities promise high-quality living and long-term value.
| Community | Key Features | Starting Price (OMR) | Special Appeal |
|---|---|---|---|
| Al Mouj Muscat | Marina, golf course, luxury hotels | 180,000 | Waterfront lifestyle |
| Muscat Hills | Golf course, panoramic views | 220,000 | Elevated, cooler climate |
| AIDA Muscat | Clifftop homes, branded residences | 150,000 | Breathtaking sea views |
| Muscat Bay | Private beaches, resort amenities | 350,000 | Exclusive coastal retreat |
| Telal Al Qurm | Central location, modern apartments | 200,000 | Close to business hubs |
| Madinat Al Irfan | Modern homes, eco-friendly designs | 175,000 | Government district convenience |
| Yiti Bay | Beachfront living, recreational facilities | 190,000 | Freehold ownership for foreigners |
Explore these communities to find the perfect blend of luxury, comfort, and investment potential.
Al Mouj Muscat stands as Oman’s first luxury waterfront community, setting the standard for upscale coastal living. This prestigious development has garnered 67 international awards and is home to a diverse community of over 19,000 residents representing 94 nationalities.
"Al Mouj Muscat is Oman's first luxury waterfront community, combining premium real estate, lifestyle amenities, and international investment opportunities." - A.Land
Nestled in Al Mawaleh, northern Muscat, Al Mouj Muscat boasts a prime coastal location with excellent connectivity. It’s conveniently located less than a 10-minute drive from Muscat International Airport. Spanning over 2.5 million square metres of oceanfront land, the community offers 6.5 kilometres of breathtaking coastline, framed by stunning views of the Gulf of Oman and the Hajar Mountains.
The community features a mix of waterfront villas and stylish marina-view apartments. These properties merge modern luxury with traditional Omani influences, creating a unique architectural aesthetic. Designed to be walkable and self-contained, Al Mouj Muscat includes extensive pedestrian pathways and cycling trails, fostering a vibrant and active lifestyle.
Al Mouj Muscat offers amenities that rival those of top-tier resort destinations. One of its highlights is Al Mouj Golf, an 18-hole championship course designed by Greg Norman. The community is also home to Oman’s largest marina, capable of hosting over 400 vessels, including yachts and superyachts.
Residents can enjoy a variety of retail and dining options, with over 90 outlets to choose from, alongside world-class hospitality provided by seven luxury hotels, including Kempinski and The St. Regis. Families have access to nine parks, eight children’s play areas, and a 1.5 km cycling trail, complemented by 30 km of pedestrian paths. The community also offers 24/7 security in its gated neighbourhoods and welcomes pets, making it ideal for families.
Al Mouj Muscat presents a compelling investment opportunity. Its reputation, comprehensive amenities, and prime location have driven strong property values and attracted international buyers and tenants. As Majid Al Futtaim highlights:
"Al Mouj Muscat provides an exclusive lifestyle that urges families and individuals to live life to the fullest, do better, see more and live richer." - Majid Al Futtaim
Stay tuned as we delve into another exceptional community that enhances Muscat’s luxury living landscape.
Muscat Hills continues to set the bar for premium developments in Oman, offering a lifestyle that blends sophistication with luxury. This community caters to those who seek refined living spaces and a host of upscale amenities.
Muscat Hills boasts a wide array of residences, each designed to suit varying preferences and lifestyles. The villas here are particularly striking, featuring elegant designs, top-tier amenities, and breathtaking views. Options include a spacious four-bedroom villa covering 854 square metres and a stunning five-bedroom villa with lake views, spanning 450 square metres.
For those drawn to modern living, the development offers contemporary apartments with open layouts and spectacular views of the city or the sea. These range from one-bedroom to four-bedroom units, housed in developments like Opal Residence, Oxygen Building, Azura Close, Hills Avenue, and The Links. Exclusive penthouses take luxury to another level, such as a three-bedroom penthouse apartment stretching across 357 square metres, complete with bespoke interiors.
Families looking for ground-level living can explore the townhouses within the community. Options include a four-bedroom townhouse with a private swimming pool, covering 293 square metres, and a larger five-bedroom townhouse spanning 347 square metres.
Beyond the variety of housing, Muscat Hills incorporates innovative features that elevate the standard of luxury living.
One of the standout highlights of Muscat Hills is the LA VIE development by 10 Design. This ambitious project is set to redefine luxury with its master-planned design, which includes 80 hotel rooms and 100 branded residences under the Tivoli Muscat Hotel & Residences brand. Additionally, it features 22 apartments and eight exclusive luxury villas. The project is expected to be completed by the end of 2024, with its grand opening slated for the first quarter of 2026.
"Inspired by landforms embraced by a coastline, we wanted to bring the green to the terraces and the roofs of the buildings, blurring the boundaries between architecture and nature, for a truly immersive experience. While traditionally, stacked, tall buildings can feel disconnected from surrounding context, our intimately scaled design leverages cascading terraces and walkable slopes to bring people together, stimulate the senses, and invite engagement." - José Cláudio Silva, Design Principal, 10 Design
The architectural vision behind LA VIE emphasizes harmony with nature. Its design features cascading terraces and walkable slopes, combining white surfaces with warm local stones and rich wood finishes. This aesthetic nods to the traditional charm of Omani cities while offering a modern, immersive living experience.
Muscat Hills also offers compelling opportunities for investors. Property prices range from OMR 227,000 to OMR 295,000, depending on the type of residence. Rental income is equally attractive, with monthly rates between OMR 950 and OMR 1,300. The anticipated completion of LA VIE is likely to further boost the community's appeal to investors. Moreover, the integration of Tivoli Muscat Hotel & Residences brings world-class hospitality services to residents, along with potential rental management options for property owners.
AIDA Muscat represents a collaboration that merges global expertise with a deep understanding of local culture. This joint venture between Dar Global, a London-listed luxury real estate developer, and Omran Group, Oman's leading tourism development company, sets a new standard for upscale living in the region.
Perched 130 metres above sea level, AIDA Muscat offers breathtaking views of the Gulf of Oman. This elevated vantage point not only provides sweeping sea views but also ensures a refreshing coastal breeze. Covering a vast 4.3 million square metres, it’s one of the region's largest mixed-use coastal developments. The clifftop location creates a natural sense of seclusion while maintaining easy access to Muscat’s main attractions, striking a balance between privacy and convenience.
AIDA Muscat caters to a variety of preferences with a selection of thoughtfully designed residences. These range from luxurious villas to modern apartments, all crafted with a blend of contemporary elegance and traditional Omani influences. Here’s a closer look at some of the standout options:
Properties across the community are outfitted with premium features like Italian marble flooring, oak cabinetry, Bosch appliances, and smart home systems for lighting, climate control, and security. Floor-to-ceiling windows make the most of the stunning views, while larger villas come with private terraces, infinity pools, and beautifully landscaped gardens.
AIDA Muscat offers amenities designed to rival the world’s most luxurious resorts. At its heart is the Trump International Golf Club Oman, featuring an 18-hole championship course and a 140-key luxury resort. This US$500 million investment elevates the community’s recreational offerings. Beyond golf, residents can enjoy spa facilities, fine dining that combines international and local flavours, and access to luxury resorts. These features ensure that every day feels like a vacation.
AIDA Muscat presents a compelling investment opportunity. Freehold ownership grants eligibility for Oman’s Golden Visa program, and the community's properties offer strong resale potential with tax advantages. Dar Global’s impressive track record - completing 98% of its 5,400 global units on schedule, compared to Muscat’s average delay rate of 15% - inspires confidence in timely project delivery.
Branded residences, such as those by Marriott, typically attract higher rental income and stronger resale values, making them particularly appealing to investors. With various phases of the project set to complete by Q4 2027, there are multiple opportunities to enter the market. The mixed-use nature of AIDA ensures a steady demand from both residents and tourists, creating diverse revenue streams for investors.
Muscat Bay stands out as Oman's only integrated resort village, nestled along the northeastern Gulf of Oman coastline. Surrounded by the dramatic Al Hajar Mountains and untouched beaches, it offers breathtaking views of both the coastline and the rugged mountainscape. Conveniently connected to central Muscat and major destinations through the Sultan Qaboos Highway, it combines natural beauty with modern accessibility.
Telal Al Qurm combines the buzz of urban living with the serenity of a peaceful retreat. This development features a mix of luxury apartments, townhouses, and serviced apartments, offering a well-rounded community experience in one of Muscat's most sought-after areas.
Situated in the heart of Qurm, between Wattayah and Qurum, Telal Al Qurm offers a perfect escape while staying close to the pulse of Muscat. Residents can enjoy stunning views and easy access to thriving commercial hubs and key business districts. The development is well-connected, thanks to a robust road network and strategic access points. A 400-metre access road, 6–8 metres wide, links the project directly to The Sultan Centre and Al Harthy Complex roundabout, ensuring smooth and efficient commutes.
Telal Al Qurm includes 1,584 apartments, 46 townhouses, and 190 serviced apartments. Apartment prices range from USD 420,327 to USD 433,688. The units feature 4-bedroom layouts with 2 bathrooms, offering spacious areas of approximately 235 and 219 m². Developed by AREPMC, the project is set to be completed by Q2 2027, presenting an excellent off-plan investment opportunity for 2025.
This development is designed for a well-rounded lifestyle. It includes hospitality facilities such as two 4-star hotels with a total of 370 rooms, with plans for future 5-star accommodations. The mixed-use nature of Telal Al Qurm ensures residents have convenient access to retail outlets, dining options, and essential services, creating a self-sufficient community. Its combination of residential and commercial amenities reflects Muscat's growing reputation for luxury living, making it a standout addition to the city's exclusive property market.
Madinat Al Irfan is where modern luxury meets Omani heritage. Through thoughtful design and the use of traditional passive techniques, this community offers homes that are both elegant and environmentally conscious. The development seamlessly combines contemporary aesthetics with architectural traditions unique to Oman.
Madinat Al Irfan offers a variety of residential options to suit different lifestyles, including townhouses, semi-attached villas, detached villas, and luxurious 6 to 7-bedroom villas. The homes feature a modern architectural style with smart home technology, high-end finishes, and energy-efficient systems. Built to LEED standards, these properties integrate advanced energy and water-saving technologies, reflecting the community's focus on sustainability. Traditional passive techniques - like deep window reveals, overhangs, awnings, cornices, and arcades - are incorporated to provide natural shading and cooling, enhancing both comfort and efficiency.
"Tilal Al Irfan sets a benchmark for contemporary residential planning within the unique geographic and cultural context of Oman." - Atelier MORF
Beyond its innovative home designs, Madinat Al Irfan offers a holistic living experience. The mixed-use development includes commercial spaces and amenities designed to enrich daily life while staying rooted in Omani cultural values. This creates a vibrant community where modern convenience and heritage coexist harmoniously.
"We ensured that the modern design of the city's buildings still represent Omani history. Our design approach combines comfort and sustainability, while bridging the past and the present." - Arup
Yiti Bay is a stunning waterfront development that perfectly blends the calm of seaside living with modern luxury.
Nestled along Oman's picturesque coastline, Yiti Bay provides a peaceful beachfront retreat while ensuring convenient access to Muscat's bustling commercial hubs and transport networks. Its location offers the best of both worlds - tranquility and connectivity.
Taking full advantage of its prime coastal setting, Yiti Bay features a selection of high-end homes, including villas, townhouses, and apartments. These residences showcase a contemporary Arabian aesthetic, designed to harmonise with the surrounding landscape. With seamless indoor-outdoor living spaces, cutting-edge technology, and top-quality finishes, these properties offer a lifestyle of comfort and elegance.
Yiti Bay is more than just a place to live - it's a lifestyle destination. The development boasts exceptional recreational facilities, diverse dining options, and social spaces that encourage outdoor activities and community engagement, all within a safe and welcoming environment.
Beyond its luxurious lifestyle offerings, Yiti Bay stands out as a promising investment opportunity in Muscat's high-end real estate market. Its freehold ownership model attracts both local and international buyers, ensuring broad appeal. Additionally, the possibility of qualifying for investor residency programmes adds another layer of value for those seeking a long-term stake in Oman’s luxury property market. Yiti Bay not only elevates the concept of luxury living but also strengthens Muscat's reputation as a prime location for smart real estate investments.
Here’s a quick look at the standout features and investment perks of some of Muscat's top residential communities:
| Community Name | Location | Key Facilities | Property Types | Starting Prices (OMR) | Investment Highlights | Special Features |
|---|---|---|---|---|---|---|
| Al Mouj Muscat | Waterfront, North Muscat | Championship golf course, marina, beach club, schools | Villas, townhouses, apartments | 180,000 | Freehold ownership available | Integrated resort-style living |
| Muscat Hills | Al Hail, elevated location | Golf course, clubhouse, spa, fitness centre, retail outlets | Villas, townhouses | 220,000 | Stunning mountain views and cooler climate | Elevated position with panoramic city vistas |
| AIDA Muscat | Ghala, central location | Community centre, parks, retail spaces, fitness facilities | Apartments, townhouses, villas | 150,000 | Modern infrastructure in a growing area | Contemporary architectural style |
| Muscat Bay | Bandar Jissah, coastal | Private beach, water sports centre, spa resort, fine dining | Luxury villas, beachfront homes | 350,000 | Exclusive beachfront lifestyle | Direct beach access with resort amenities |
| Telal Al Qurm | Qurum, established area | Close to shopping, parks, and community facilities | Apartments, penthouses | 200,000 | Central location with great connectivity | Near diplomatic and business districts |
| Madinat Al Irfan | Al Irfan, government district | Proximity to government offices, parks, and retail centres | Villas, townhouses, apartments | 175,000 | Key location in the government district | A modern, purpose-built city with planned infrastructure |
| Yiti Bay | Coastal Yiti, waterfront | Beach access, recreational facilities, dining venues | Villas, townhouses, apartments | 190,000 | Freehold ownership available | Serene beachfront living with modern amenities |
Price Range and Location Perks:
Prices start as low as OMR 150,000 at AIDA Muscat, while ultra-luxurious beachfront homes at Muscat Bay go beyond OMR 350,000. Waterfront spots like Al Mouj Muscat and Yiti Bay naturally command higher prices for their coastal access, while elevated areas like Muscat Hills offer cooler climates and breathtaking views. Central locations, such as Telal Al Qurm, enjoy excellent connectivity to business hubs and top-tier schools. These location features often translate into excellent investment prospects.
Investment Considerations:
Freehold ownership options in several communities make them particularly appealing to investors. While long-established areas offer stability, newer developments like AIDA Muscat present exciting growth opportunities as their infrastructure expands. Whether you’re drawn to the charm of coastal living or the convenience of central hubs, Muscat’s luxury real estate market has something for everyone.
Your choice will ultimately come down to your lifestyle needs, budget, and investment goals. Coastal properties deliver unmatched lifestyle perks, while inland communities may offer better value and growth potential.
Investing in luxury properties within Muscat’s premier communities offers more than just upscale living - it opens doors to residency opportunities and financial security. With attractive residency programmes and a tax-friendly environment, Muscat continues to draw the attention of international investors.
Developments like Al Mouj Muscat and Yiti Bay stand out for offering freehold ownership to foreign nationals. This means investors can fully own their properties and even pass them down to future generations. On top of that, Oman’s investor visa programmes provide long-term, renewable residence options for property owners and their immediate families, provided they meet specific investment thresholds. These ownership benefits significantly enhance the allure of Muscat’s luxury real estate market.
The advantages don’t stop at ownership. Oman’s regulatory framework is designed to support property value growth, bolstered by ongoing infrastructure development. Luxury properties in prime locations often yield consistent rental income, thanks to high demand from corporate tenants and the expatriate community.
To make the investment process smoother, Oman offers a strong legal framework, straightforward property registration, and competitive financing options. Local banks provide appealing mortgage solutions, making it easier for international buyers to enter the market.
Another key advantage is the stability of Oman’s currency. The fixed exchange rate of the Omani Rial to the US Dollar reduces risks tied to currency fluctuations, offering investors an added layer of financial security. These factors, combined with the lifestyle and infrastructure benefits previously highlighted, position Muscat’s real estate market as both a lifestyle upgrade and a smart financial move. Moreover, these incentives align with government initiatives aimed at boosting international investment in Oman’s property sector.
Muscat’s luxury residential market offers a unique blend of modern design and promising investment opportunities. Communities like the waterfront haven of Al Mouj Muscat and the tranquil surroundings of Muscat Hills provide a variety of lifestyle options tailored to meet the expectations of even the most selective residents.
With freehold ownership available, these developments stand out as appealing investment opportunities. They combine prime locations with contemporary amenities, sustainable living options, and convenient access to business hubs. Whether you’re drawn to the lush views of a golf course, the serenity of a beachfront escape, or the vibrancy of a fully integrated community, these neighbourhoods cater to a range of preferences.
What makes these communities even more attractive is the continuous infrastructure development taking place across Greater Muscat. These enhancements add to the appeal of these properties, reflecting the city’s growth as a hub for luxury living. For anyone considering investing in high-end real estate, Muscat’s offerings represent a seamless mix of lifestyle and investment potential in one of the Gulf’s most culturally rich and dynamic cities.
Freehold property ownership in Muscat’s upscale communities brings notable advantages for foreign nationals. In specific zones like Integrated Tourism Complexes (ITCs) - including sought-after areas such as Al Mouj Muscat and Muscat Hills - buyers gain permanent ownership of both the property and the land it sits on. This ensures long-term stability and a sense of security.
Another key benefit is the eligibility for a residency visa, which extends to property owners and their families. This makes it an appealing choice for those looking to enjoy a premium lifestyle while securing a stable investment. With full ownership rights, foreign buyers can immerse themselves in the luxurious amenities and exclusive experiences these high-end communities have to offer.
In Muscat's upscale neighbourhoods, property prices can differ significantly based on factors like location, size, and the range of amenities available. While exact starting prices for 2025 aren't currently specified, luxury properties in Oman generally hover around OMR 380,000, with some high-end homes surpassing this benchmark.
Several elements drive these prices, including the exclusivity of the area, closeness to iconic landmarks or waterfronts, and access to premium lifestyle features such as golf courses, marinas, and private facilities. Communities like Al Mouj Muscat and Muscat Hills remain especially popular due to their top-tier amenities and strong appeal as investment opportunities, making them a prime choice for affluent buyers.
Investing in luxury communities in Muscat comes with several standout advantages. One of the key perks is that many properties in Integrated Tourism Complexes (ITCs) grant automatic residency for investors and their families. This not only simplifies the process of settling in Oman but also offers long-term stability and convenience for those looking to embrace a comfortable lifestyle in the region.
On the financial side, Muscat's property market is particularly attractive. With no property taxes, low transaction fees, and rental yields ranging from 5.6% to 8.3%, investors can expect solid returns. Add to this the rising interest from expatriates and tourists, and luxury properties in Muscat present themselves as a promising and secure investment opportunity heading into 2025.
