.png)
When international buyers and seasoned investors discuss Muscat's premier addresses, Qurum consistently tops the conversation. This isn't coincidental. Qurum represents something increasingly rare in modern cities: a mature coastal neighborhood that seamlessly blends beachfront lifestyle with genuine urban convenience.
Stretching along Muscat's most accessible coastline, Qurum offers what many neighborhoods promise but few deliver—immediate beach access, world-class dining, international schools, premium healthcare, and sophisticated retail, all within a cohesive, walkable district that feels more like a Mediterranean coastal enclave than a Gulf city suburb.
Key Insight: Qurum's enduring appeal stems from its irreplaceable coastal position combined with decades of established infrastructure. New developments can replicate amenities, but they cannot replicate location and maturity.
Qurum's defining feature is its 5-kilometer stretch of pristine coastline—Muscat's most accessible and popular beach. Unlike gated resort communities where beach access is restricted, or remote coastal areas requiring long drives, Qurum offers public beach access that residents treat as an extension of their backyard.
This coastal position provides:
Beyond the beach, Qurum's central location provides exceptional connectivity:
This positioning means Qurum residents spend minimal time commuting and maximum time enjoying Muscat's lifestyle offerings—a quality-of-life advantage that translates directly into sustained property demand.
The most coveted properties in Qurum are its beachfront and sea-view apartments, typically found in established low-rise buildings (4-6 floors) along the coastal road.
Property Profile:
Target Demographics:
Qurum's villa sector offers spacious family residences, though on smaller plots than diplomatic quarter neighborhoods due to higher land values:
These villas appeal to established families prioritizing school proximity and beach lifestyle, diplomats and senior executives, multi-generational Omani families, and investors seeking stable long-term tenants.
Beyond the beachfront, Qurum offers more affordable apartments that still provide excellent neighborhood access:
Qurum's rental market demonstrates remarkable stability across economic cycles, driven by sustained demand from multiple tenant segments.
Rental Yield Performance:
Vacancy Rates: Typically 3-6% for well-maintained properties—significantly lower than Muscat's overall apartment vacancy rate of 10-12%.
Key Insight: Qurum's rental strength stems from genuine lifestyle appeal rather than speculative demand. Tenants choose Qurum for quality of life, leading to longer tenancies and lower turnover costs for investors.
While Qurum is a mature neighborhood, several factors support continued value appreciation:
Historical performance shows Qurum beachfront properties appreciating 20-30% over the past decade, with sea-view units appreciating 15-20%, outperforming Muscat's overall residential market.
Qurum Beach isn't just a weekend destination—it's woven into daily routines. Residents describe starting days with sunrise beach runs, ending workdays with sunset walks, and spending weekends with family beach picnics in ways that feel effortless rather than planned.
The beach promenade, recently upgraded with walking paths, lighting, and landscaping, facilitates:
Qurum has evolved into Muscat's most concentrated dining and entertainment district. Within a 10-minute radius of central Qurum, residents access over 200 dining establishments—more than any other Muscat neighborhood.
Culinary Diversity:
Qurum's retail ecosystem spans from local convenience to international luxury:
Qurum's proximity to Muscat's leading international schools makes it particularly attractive for expatriate families:
Medical facilities in and near Qurum include:
Qurum's resident mix reflects its diverse property offerings and lifestyle appeal:
Unlike gated master-planned communities with manufactured atmosphere, Qurum has developed organic community character over decades:
Qurum commands premium pricing reflecting its coastal position and established amenities.
Typical Price Ranges (2025):
Important: Most Qurum properties are leasehold for non-Omanis (typically 50-99 year terms) rather than freehold. This is standard for established Muscat neighborhoods and shouldn't deter serious buyers—leasehold properties in Qurum have demonstrated strong liquidity and appreciation over decades.
Foreign buyers seeking freehold ownership should explore designated Integrated Tourism Complexes (ITCs) such as Al Mouj Muscat, Muscat Hills, or Azura Beach Residences.
Beyond purchase price, budget for:
Typical Qurum property acquisition:
Total timeline: 2-3 months from identification to ownership.
Qurum Advantages:
Madinat Al Sultan Qaboos Advantages:
Qurum Advantages:
Al Mouj Advantages:
Several initiatives will impact Qurum's future development:
Current dynamics supporting Qurum's continued strength:
Qurum represents Muscat real estate at its most compelling—a mature coastal neighborhood delivering genuine lifestyle benefits alongside sound investment fundamentals. While it may not offer the newest construction or the most extensive resort amenities, what it provides—irreplaceable coastal position, authentic community character, and proven rental demand—cannot be replicated in newer developments.
Key Insight: In coastal real estate, three factors matter most: location, location, and location. Qurum delivers on this fundamental principle while providing the established infrastructure and community atmosphere that typically take decades to develop elsewhere.
If Qurum aligns with your lifestyle priorities and investment objectives, the process begins with understanding current market inventory, identifying properties matching your specific requirements, and developing a clear acquisition strategy.
Ready to explore Muscat's premier coastal neighborhood? Our team at Luxe Properties specializes in Qurum's diverse property market, with deep expertise in both lifestyle properties and investment-grade assets. We provide comprehensive market analysis, curated property selection, and complete transaction support from initial consultation through to ownership—and beyond.
Contact us today for a confidential discussion about available opportunities in Qurum and across Muscat's most desirable coastal addresses.
Q: Can foreigners buy property in Qurum?
A: Yes, foreigners can purchase property in Qurum, typically on leasehold terms (50-99 years). These leasehold properties have demonstrated strong liquidity and appreciation over decades. For freehold options, consider designated ITC developments like Al Mouj Muscat or Muscat Hills.
Q: What are typical property prices in Qurum?
A: Qurum beachfront apartments range from OMR 1,200-1,800 per sqm, sea-view apartments OMR 900-1,400 per sqm, and non-sea-view apartments OMR 700-1,100 per sqm. Villas typically range from OMR 250,000-600,000+ depending on size and proximity to beach.
Q: How do rental yields compare to other Muscat neighborhoods?
A: Qurum delivers strong rental yields: 7-9% for beachfront apartments, 6-8% for sea-view apartments, and 5-7% for villas. These yields exceed Muscat averages due to sustained tenant demand driven by lifestyle appeal and central location.
Q: Is Qurum family-friendly?
A: Extremely. Qurum offers safe beach access, proximity to international schools (5-10 minutes to most major schools), family-friendly dining, and outdoor recreation. Many expatriate families specifically target Qurum for these qualities combined with urban convenience.
Q: How does Qurum compare to new master-planned communities like Al Mouj?
A: Qurum offers more central location, established community character, authentic urban coastal living, and proven rental demand. Al Mouj offers freehold ownership, resort amenities, and modern specifications. Qurum suits those prioritizing location and immediate returns; Al Mouj suits those wanting freehold ownership and resort lifestyle.
Q: What makes Qurum's beach better than other Muscat coastal areas?
A: Qurum Beach combines accessibility, safety, and amenity proximity that other coastal areas lack. It's Muscat's most accessible beach with public access, upgraded promenades, beachfront dining, and water sports—all supported by mature neighborhood infrastructure. Remote beaches may offer seclusion but lack the daily convenience that makes Qurum's beach truly livable.
Q: Can I get financing as an expatriate buyer?
A: Yes, expatriate buyers can access mortgage financing from Omani banks, typically up to 70% loan-to-value with competitive interest rates (currently 3.5-5% annually). Requirements include proof of income, meeting minimum salary thresholds, and down payment capacity.
Q: What are the main ongoing costs besides mortgage payments?
A: Budget for apartment service charges (OMR 15-35 monthly), municipality fees (5% of annual rental value), property management if leasing (5-8% of rent), and utilities. These costs are comparable to other established Muscat neighborhoods.
