Muscat Hills represents a compelling proposition in Oman's luxury real estate market—where championship golf meets elevated living at prices that make premium lifestyle genuinely accessible. Perched on hilltops overlooking an 18-hole Greg Norman-designed golf course, this master-planned community delivers the sophistication of golf-course living without the ultra-premium price tags of coastal developments.
For investors seeking value, families wanting green spaces, and golf enthusiasts looking for their dream address, Muscat Hills checks every box.
Muscat Hills occupies elevated terrain in the heart of Muscat, offering strategic access to the capital's key districts while maintaining a peaceful, resort-like atmosphere.
Key distances:
Unlike coastal developments that can feel isolated, Muscat Hills benefits from central location—close to schools, hospitals, shopping, and employment hubs—while offering the tranquility of hillside living.
The elevation delivers another advantage: cooler temperatures (2-3°C lower than coastal areas) and mountain breezes, making outdoor living more comfortable year-round.
Muscat Hills stands out for delivering golf-course lifestyle at accessible price points—a rarity in luxury real estate.
| Type | Bedrooms | Price Range (OMR) | Key Features |
|---|---|---|---|
| Studio | - | 45,000 – 65,000 | Compact, golf views, ideal for investors |
| 1-Bedroom | 1 | 65,000 – 90,000 | Open-plan, balcony, pool access |
| 2-Bedroom | 2 | 90,000 – 130,000 | Spacious, golf/mountain views, family-friendly |
| 3-Bedroom | 3 | 130,000 – 180,000 | Premium finishes, multiple balconies, upgraded amenities |
| Type | Bedrooms | Price Range (OMR) | Key Features |
|---|---|---|---|
| Standard Townhouse | 3-4 | 150,000 – 220,000 | Private garden, parking, golf-adjacent |
| Golf-Front Townhouse | 3-4 | 220,000 – 280,000 | Direct fairway views, premium location, larger plots |
| Type | Bedrooms | Price Range (OMR) | Key Features |
|---|---|---|---|
| Standard Villa | 4-5 | 250,000 – 400,000 | Private pool, landscaped garden, maid's room |
| Golf-Front Villa | 4-6 | 400,000 – 600,000 | Panoramic golf views, premium finishes, expansive terraces |
| Signature Villa | 5-7 | 600,000 – 900,000+ | Custom design, hilltop location, infinity pools, home automation |
Key Insight: Muscat Hills offers golf-course living at 30-40% lower entry costs compared to Al Mouj or The Wave waterfront equivalents—without compromising on quality or amenities.
Investment Snapshot: Rental yields range from 6-8% annually, with golf-front properties commanding premium rents from expatriate executives and golf enthusiasts.
At the heart of Muscat Hills lies its signature asset: an 18-hole championship golf course designed by Greg Norman, spanning over 7,000 yards of undulating terrain with panoramic mountain and city views.
Lifestyle Note: You don't need to be a golfer to appreciate Muscat Hills. The community attracts families, professionals, and retirees drawn to green spaces, elevation, and resort-style living.
Muscat Hills hosts a diverse, international community—expatriates from Europe, Asia, North America, and the GCC alongside Omani nationals.
What residents love:
Expat Insight: Muscat Hills appeals to families seeking space, affordability, and community over beachfront glamour. It's popular with mid-career professionals, entrepreneurs, and retirees valuing lifestyle quality over address prestige.
Muscat Hills properties are designated freehold, meaning:
Investor Profile: Muscat Hills attracts yield-focused investors, buy-to-let strategists, and those seeking portfolio diversification beyond ultra-premium segments.
| ✅ Pros | ❌ Cons |
|---|---|
| Exceptional Value: Golf-course luxury at 30-40% below coastal equivalents | No Beach Access: Requires 15-20 min drive to coast |
| Championship Golf: Greg Norman-designed course with world-class facilities | Service Charges: Community fees apply (though lower than coastal) |
| Central Location: Easy access to airport, schools, business districts | Limited Fine Dining: Fewer on-site restaurants vs. Al Mouj/Wave |
| High Rental Yields: 6-8% annually with strong tenant demand | Less "Trophy" Appeal: Doesn't carry waterfront prestige factor |
| Family-Friendly: Safe, gated, with active kids' clubs and schools nearby | Summer Heat: Elevated but still experiences Omani summer temperatures |
| Freehold & Golden Visa: Full ownership rights and residency pathway | Ongoing Development: Some phases still under construction |
Determine your priorities:
Partner with a licensed broker specializing in Muscat Hills. Luxe Properties maintains exclusive inventory and deep knowledge of unit positioning, developer phases, and resale opportunities.
Local banks offer mortgages to expatriates:
Timeline: 4-6 weeks for completed units; 6-12 months for off-plan depending on construction phase.
| Expense Category | Monthly Cost (OMR) | Notes |
|---|---|---|
| Community Service Charge | 40 – 120 | Varies by property size and type |
| Utilities (Electricity, Water) | 35 – 90 | Lower than coastal due to elevation cooling |
| Internet & TV Packages | 15 – 35 | Standard fiber optic available |
| Golf Membership (Optional) | 80 – 200 | Full vs. social membership |
| Groceries (Family of 4) | 250 – 450 | Nearby Lulu, Carrefour, local markets |
| Dining & Entertainment | 100 – 300 | On-site and nearby Qurum options |
| School Fees (Per Child/Year) | 2,500 – 7,000 | Varies by school and grade level |
| Total Monthly Cost | 520 – 1,195 | Excluding rent/mortgage |
| Factor | Muscat Hills | Al Mouj / The Wave |
|---|---|---|
| Average 2-Bed Apartment | OMR 90,000 – 130,000 | OMR 150,000 – 250,000 |
| Primary Lifestyle Draw | Golf, greenery, elevation, value | Beach, marina, waterfront dining |
| Rental Yield | 6-8% annually | 5-7% annually |
| Service Charges | Lower (OMR 40-120/month) | Higher (OMR 80-200/month) |
| Target Buyer | Value-focused, families, golfers | High-net-worth, prestige-seekers |
| Best For | ROI + lifestyle balance | Trophy asset + waterfront prestige |
Muscat Hills proves that luxury doesn't always require waterfront zip codes or ultra-premium price tags. With championship golf, hilltop elevation, resort-style amenities, and pricing 30-40% below coastal equivalents, it represents one of Oman's most compelling value propositions for discerning buyers.
Whether you're an expatriate family seeking space and community, an investor targeting superior yields, or a golf enthusiast living your dream, Muscat Hills delivers exceptional lifestyle quality at accessible entry points.
This is smart luxury—where design, amenity, and green living converge without the markup of beachfront branding.
Ready to discover Muscat Hills? Contact Luxe Properties for a personalized property tour, golf-course viewing, and expert market insights. Let us help you unlock value luxury in Oman's premier golf community.
