Property Prices in Oman 2026

Asking price, achieved price and official price index

An asking price is what an owner, broker or developer advertises. It may allow for negotiation or include furniture, a payment-plan premium, a parking allocation or developer incentives. An achieved price is the amount actually agreed in a transaction. Without access to the contract and registration record, an advertised asking price should never be called a completed-sale price.

A price index estimates changes in the market over time using a defined statistical method. The National Centre for Statistics and Information (NCSI) publishes an index built from official information; it does not publish a searchable sale-price database for every apartment in Al Mouj or Muscat Hills. A countrywide increase is therefore not a valuation formula for a specific home. ^[1–3]

The right way to calculate price per square metre

Price per m² = asking price ÷ documented area in m². A property offered at OMR 98,800 with a documented 70 m² has an asking price of about OMR 1,411/m². The result is only comparable with another apartment when both measurements mean the same thing: a 120 m² “gross” apartment can contain materially less indoor space than a 120 m² “net internal” one.

For villas, separate plot area, built-up area, living area, outdoor areas and any roof terrace. Do not calculate villa value from plot size and compare it directly with apartment internal area. Also check whether the published area includes balconies, corridors, common-property shares or parking.

Why two similar homes may have different prices

A similar apartment can command a premium for an unobstructed sea view, a higher floor, better orientation, direct beach or marina access, a high-specification fit-out, private parking, a larger balcony or a good maintenance record. An expiring service contract, unresolved title issue, poor natural light or major upcoming building costs may justify a discount. Price assessment must be made at unit level, not only neighbourhood level.

Q2 2026: a rising index, with land leading

NCSI's Q2 2026 figures, reported in September 2026, show an overall real-estate price-index increase of 22.7% compared with Q2 2025. The residential index rose 24.6%; residential land 28.0%; apartments 17.2%; and villas 10.8%. Muscat recorded a 40.6% increase in its residential land index. These indicators measure different subsets of property and must not be combined as though they describe the same asset. ^[1]

The figures show meaningful momentum, especially for land, but they do not prove that a particular ready apartment in Al Mouj rose 17.2% or that a Muscat Hills villa rose 10.8%. Changes in the mix of completed deals and the index method also matter, so buyers should still gather current comparable evidence.

Transaction activity: what OMR 1.43 billion means

Savills reported about OMR 1.43 billion of total property transaction value by the end of June 2026, 5.4% higher than a year earlier — an indicator of overall activity, not a residential median price. ^[2] NCSI separately reported OMR 1.1753 billion of traded real-estate value by the end of May 2026 (up 5.5%), of which sales contracts were OMR 551.8 million across 27,864 contracts. Mortgage and swap contracts sit inside other totals, so total traded value is not the sum of residential sale prices. ^[5]

These benchmarks come from Oman Property Index, October 2026, which aggregates apartment listings by area and adjusts asking prices towards an estimated achieved level. The provider covers 230 apartment-for-sale listings across 11 areas. They are private estimates, not official completed transactions, and sample sizes matter. Figures are rounded to the nearest OMR 5–10/m². ^[3]

How to use it: short-list an area by budget and ownership eligibility, then compare actual units in the same or nearby comparable buildings. A premium waterfront unit can sit far above its area's median; an older unit without parking may sit below it. Datasets also differ: Tamlik's March 2026 sample reported asking-price medians of OMR 1,080/m² in Al Mouj, OMR 1,050/m² in Muscat Bay and OMR 762/m² in Muscat Hills — a different method and sample, not an October-to-March change. ^[4]

What real Homelist advertisements showed

Homelist's archived 3 October 2026 pricing snapshot recorded these individual advertised offers. They illustrate the spread inside premium districts; they are not current availability guarantees, valuations or registered sale prices. ^[14]

The overlap between apartment and villa prices per m² shows why area definitions differ and why land value must be separated from villa floor area.

≈ 1,150 OMR/m²

Al Mouj Muscat — premium marina and coastal living

One of Oman's best-known integrated communities and a prominent destination for eligible international buyers. Its marina, amenities and coastal product mix support higher prices than many city districts: about OMR 1,150/m² in October 2026, on a larger sample than most areas. Compare beach or marina access, floor, view, building age, completion stage, terraces, service charges and parking — a small one-bedroom at OMR 1,400/m² can cost more per m² than a large family apartment at OMR 1,150/m², and neither is automatically the better buy. ^[3]

See listings — Al Mouj

≈ 800 OMR/m²

Muscat Hills — an established, investment-oriented alternative

A different character from a waterfront master plan: golf outlooks, building type, ready-unit quality and the specific project drive value. The October benchmark is around OMR 800/m² — roughly OMR 80,000 for a hypothetical 100 m². Check the actual title and whether the specific unit qualifies for foreign ownership, and be careful with quoted gross yields. ^[3]

See listings — Muscat Hills

≈ 1,000 OMR/m²

Muscat Bay — lifestyle-led waterfront inventory

A resort-oriented coastal location with big differences between unit types, distance to facilities and views. The October benchmark is about OMR 1,000/m², but from only 11 listings — directional, not a valuation. Review beach-access rights, managed-facility charges, maintenance, rental or holiday-use rules and resale depth in your price bracket. ^[3]

See listings — Muscat Bay

≈ 580 OMR/m²

Qurum, Azaiba, Al Khuwair, Al Ghubrah and other city districts

Conventional neighbourhoods vary widely in building age, parking, finishes and convenience: about OMR 580/m² in Qurum, 545 in Azaiba, 465 in Al Khuwair and 425 in Al Ghubrah. Foreign-buyer warning: a public advert in Qurum or Azaiba does not mean a non-GCC buyer can own it freehold — check the exact property and ownership route before paying a reservation fee. ^{[3, 6–8]}

See listings — Qurum

Villa prices vary more than apartment prices because the buyer pays for land, building, privacy, condition, outdoor space and sometimes a premium location. A whole-villa median must not be mistaken for a per-m² price, especially when villa and plot sizes differ. These October 2026 listing-derived medians are directional neighbourhood snapshots, not confirmed sale prices. ^[9]

When evaluating a villa, confirm whether the floor area is built-up or net internal, whether the seller fully owns the plot, whether additions or modifications needed approval, whether drainage and waterproofing are sound, and whether community charges apply. Inside an integrated development, read the community rules before planning renovations or short-stay rentals.

Sohar City Centre

≈ 392 OMR/m²

Data date: Oct 2026 · sample 7

Salalah City Centre

≈ 775 OMR/m²

Data date: Jun 2026

Hawana Salalah

≈ 1,550 OMR/m²

Data date: Aug 2026 · sample 2

Jebel Sifah

≈ 958 OMR/m²

Data date: Mar 2026 · sample 8

Yiti

≈ 1,272 OMR/m²

Data date: Mar 2026 · sample 15

Sohar

The October 2026 private apartment index shows Sohar City Centre at about OMR 392/m² (OMR 36.4/ft²), based on only seven listings — a starting point for a search, not a citywide average. Local employment, neighbourhood, facilities and condition can matter more than a Muscat comparison. ^[3]

Salalah

Salalah City Centre is shown at about OMR 775/m² (June 2026), while Hawana Salalah is about OMR 1,550/m² (August 2026) from a sample of just two properties — not an October comparison. Salalah also has seasonal demand: evaluate year-round achievable rent, not only khareef-season income, plus management arrangements and the legal ability to run short-term rentals. ^[3]

Jebel Sifah and Al Sifah

Tamlik's March 2026 asking-price data recorded OMR 958/m² for Jebel Sifah (sample 8) and OMR 945/m² for Al Sifah (sample 7) — dated medians with small samples that should not be mixed with October figures. Projects can differ in usage rights, completion stage and ownership arrangements. ^[4]

Yiti and new master-planned districts

Large new developments around Yiti should be assessed through project-specific offers, not an assumed average. Tamlik's March 2026 sample put Yiti at OMR 1,272/m² from 15 listings — not a universal price for every development. ^[4] In new districts, including parts of Sultan Haitham City, confirm delivery phases, nearby infrastructure, title or contract rights, developer obligations, and whether the price includes the exact specification shown in marketing.

Rather than a single national “starting price”, connect your budget to your legal eligibility and the type of property you need. The bands below are planning scenarios informed by the dated benchmarks — not offers currently available on Homelist.

For foreign buyers, this is only a shopping framework: it does not imply that every property or district in a band can be bought freehold by a non-Omani. ITC designation, the precise title and the applicable rules must be checked. ^[6–8]

Worked examples

An apartment priced at OMR 100,000 needs more than OMR 100,000 in cash: a 3% registration charge, where applicable, is OMR 3,000, plus listed processing and document fees. On OMR 155,000, 3% equals OMR 4,650. Legal, valuation, mortgage, broker, moving, furnishing and initial community costs depend on the case — ask for an itemised written quote before paying a deposit, and confirm whether the sale is a taxable first supply or an exempt residential resale. ^{[7, 10]}

Registration and title charges

Oman's Gov.om service for owning property in tourist complexes lists a 3% charge based on property value, plus service items including OMR 5 for application submission, OMR 25 for a request form, OMR 10 for title-deed issuance and OMR 2 for contract issuance. Verify the exact amounts and any exemptions for your specific transaction; fee schedules can change and the contractual buyer/seller split can differ. ^[7]

VAT on property

Oman's standard VAT rate is 5%, but it is wrong to say every residential sale is taxed — or that none are. Tax Authority guidance explains that resales of residential property are generally exempt, while the first supply of a residential property is standard-rated, subject to the detailed rules. Commercial property and some tourism or serviced-property uses can be treated differently. Confirm the classification of your deal and whether the price is VAT-inclusive. ^{[10, 11]}

Other expenses to request in writing

• Developer administration, assignment or resale-consent fees, where applicable.
• Independent legal review and any translation or notarisation costs.
• Bank application, valuation, mortgage-registration and finance charges.
• Brokerage fees and how they are allocated, if any.
• Annual community/service charges, sinking-fund contributions and arrears.
• Building insurance, repairs, appliance replacement and furnishing.
• Utility connections or deposits, moving expenses and property management fees.

Integrated Tourism Complexes and unit-level eligibility

Oman's legal framework allows eligible Omani and non-Omani individuals and entities to own property within licensed Integrated Tourism Complexes (ITCs), subject to the law, the rules of each complex and any government restrictions. It does not mean a foreign national can buy any advertised apartment anywhere in Oman. ^[6–8]

Internationally marketed destinations include Al Mouj, Muscat Hills, Muscat Bay and Jebel Sifah, alongside newer tourism projects — but do not infer eligibility from an area name. Ask for the ownership documents, classification, project approvals, form of title and transfer conditions.

Does ownership give residency automatically?

Owning a qualifying unit and receiving a residence permit are related but separate procedures. Gov.om describes a two-year property-owner residence visa for qualifying owners of residential units within ITCs. Oman's Golden Residency programme offers longer-term investment pathways with separate eligibility rules. A home purchase should never be sold as an automatic 5- or 10-year visa. ^{[12, 13]}

A ready property can be inspected, rented or occupied sooner and shows real evidence of building management, utility costs, fit-out quality and surroundings — but may need more cash up front. An off-plan property may offer an instalment schedule and new specifications, yet headline prices are not automatically cheaper: weigh the time value of instalments, handover risk, specification uncertainty, finance at completion and resale rules before title is issued.

Compare the cash flows, not just the sticker prices

Imagine Ready Home A costs OMR 115,000 now, while Off-Plan Home B costs OMR 119,000 over several years. B's lower cash commitment today has value, but it must be weighed against not being able to occupy or rent it until delivery, and against developer risk. A fair comparison uses a detailed payment calendar, realistic completion assumptions and the same fully costed specification.

Questions for an off-plan developer

Ask for the developer and project legal names, approved project documentation, a detailed floor plan, the saleable-area definition, construction milestones, escrow or payment protections where applicable, cancellation and default clauses, change-order rights, handover criteria, defect-liability obligations, common-area completion and the date and conditions for title issuance. Don't rely on renders alone.

A gross rental yield is annual rent divided by purchase price. Rent of OMR 650/month on a home bought for OMR 155,000 gives OMR 7,800 a year — a gross yield of about 5.03%, before vacancy, maintenance, management, charges, insurance and acquisition costs.

Tamlik's March 2026 listing-based observations included 5.0% gross for two-bedroom apartments in Al Mouj, 6.1% for two-bedrooms in Muscat Hills and 6.6% for one-bedrooms in Muscat Hills — sample-dependent estimates, not promised rents or net yields. ^[4]

In the guide's example — one vacant month, hypothetical service charges of OMR 950, maintenance OMR 600, insurance OMR 200 and 5% management — net operating income is about OMR 5,042.50. With 3% registration and OMR 42 of basic document fees, the all-in cost is OMR 159,692, giving an illustrative unleveraged net yield of roughly 3.16%.

Liquidity and exit risk

A lower price or higher quoted yield is not enough. Consider how many comparable units are on the market, likely marketing time, buyer eligibility, resale or assignment restrictions, exchange-rate exposure and changes in mortgage terms. Returns can be negative if a purchase is overpriced or hard to resell.

1. Confirm eligibility and tenureCompare only properties that the same buyer category can legally own under equivalent rights.
2. Select a micro-marketThe same development or adjacent comparable buildings are more useful than a citywide average.
3. Standardise areaMake sure m² figures refer to comparable living, gross or saleable areas.
4. Match the unit typeBedrooms, bathrooms, maid's room, plot, views, floor, parking and balcony matter.
5. Adjust for age and conditionInspect maintenance history, renovation quality and building infrastructure.
6. Separate prices from termsCash price, instalment price, furniture and incentives are not interchangeable.
7. Review recent evidenceUse verified completed-sale evidence if available; otherwise triangulate several dated asking prices and record their limits.
8. Apply a cost-and-risk adjustmentAccount for fees, defects, service charges, supply pipeline, handover uncertainty and resale liquidity.

Illustrative comparison of two apartments

Apartment A is OMR 90,000 for 100 m²; Apartment B is OMR 100,000 for 120 m² — OMR 900/m² versus about OMR 833/m². B looks cheaper per m², but that can reverse if its area includes an unusually large balcony, its service charges are higher, or A has a better unobstructed view. Try your own numbers:

Document adjustments as explicit line items: floor level; sea, golf or road views; furnishing; parking and storage; roof or ground-floor exposure; common areas; facility access; service charges; known structural or water-damage issues; nearby construction; and verifiable rental history. Avoid generic rules such as “all sea-view homes cost 20% more” — every adjustment needs local evidence.

You negotiate better with a clear comparison sheet than with a blanket request for a discount. Present three to five credible comparables — location, date, title, actual area, asking price, price per m², features and known differences — and explain your offer from the evidence rather than arbitrary percentages.

Before any non-refundable payment, clarify reservation terms, refundability, financing conditions, deposit holding, handover conditions and the identity of the contracting party. For resale, check that the seller is authorised to sell and that any mortgage can be discharged at completion. For off-plan, make sure the approved specification and milestones are written into the agreement.

Oman's 2026 indices show recent appreciation, but extrapolating last year's percentage is not a reliable forecast. Direction depends on new supply, household demand, finance conditions, developer delivery timing, rental demand, employment, tourism and regional conditions. In premium master plans, a wave of similar completed units can increase resale competition even if a national index keeps rising.

Test at least three scenarios — flat resale price, moderate appreciation and a downside where the property sells for less after fees — and model lower rent, longer vacancy and higher service charges. A purchase should make sense under reasonable downside assumptions, not only under promotional claims.