Short answer: Al Mouj Muscat, formerly The Wave, is Oman's first and most established Integrated Tourism Complex, which means buyers of any nationality get 100% freehold title and a renewable residency visa. In our live listings, apartments at Al Mouj start from OMR 140,316 at Vistal, with branded St. Regis residences from OMR 441,631. At about 2,279 OMR per square metre, it is Oman's premium address, yet still a fraction of comparable marina communities in Dubai.
If you search for property in Oman from abroad, Al Mouj Muscat is the name you will meet first. It is the country's flagship waterfront community, the benchmark against which every other freehold project is priced, and the address international buyers from London to Karachi ask us about by name.
This 2026 guide covers what Al Mouj actually is, live asking prices from our current inventory, the freehold and residency rules, and how it compares with Oman's other freehold communities.
Al Mouj Muscat, known as The Wave until its 2015 rebrand, is a public-private joint venture between Majid Al Futtaim Properties, Oman's tourism development company OMRAN, and Tanmia. It was Oman's first Integrated Tourism Complex (ITC), the legal designation that opened freehold ownership to foreign buyers under Royal Decree 12/2006.
The numbers behind the community:
- 2.3 square kilometres along 6 kilometres of coastline in the Al Hail district, directly opposite Muscat International Airport
- Around 4,000 residential units across four districts: villas, townhouses and low-rise apartments
- Almouj Marina, a 400-berth harbour that is Oman's largest private yachting hub
- Almouj Golf, the country's only PGA-standard 18-hole links course, designed by Greg Norman
- A walkable retail and dining strip of about 20,000 square metres
Nearly two decades of continuous development have given Al Mouj what newer projects cannot offer: a mature resale market, an established rental pool of expatriate professionals, and street life that already exists rather than being promised on a masterplan.
These are live asking prices from the units currently listed on our property portal:
| Project | Available units | Prices (OMR) | Bedrooms |
|---|---|---|---|
| Vistal | 71 | 140,316 - 778,091 | 1 - 3 |
| St. Regis branded residences | 59 | 441,631 - 898,521 | 1 - 3 |
Community-wide, Al Mouj trades at about 2,279 OMR per square metre, the highest in Oman and roughly 2.3 times the national median of 991 OMR per square metre in our Oman property price index. That premium buys the marina, the golf course, the deepest resale liquidity in the country and the strongest tenant demand.
You can browse every available Al Mouj unit with live pricing on the Al Mouj listings page, or see the Vistal project page for that development's plans and gallery.
Because Al Mouj is an approved ITC, the standard foreign-ownership framework applies:
- 100% freehold title registered in your name, any nationality, with full inheritance rights
- A one-time registration fee of about 3%, then no annual property tax, no capital gains tax and no tax on rental income for individuals
- Residency: any purchase qualifies the owner and immediate family for a renewable property owner visa
- Golden visa: with most Al Mouj listings priced above OMR 250,000, a large share of the community qualifies for Oman's 5-year golden residency, and several exceed the OMR 500,000 threshold for the 10-year tier. Details in our Oman golden visa guide
Three buyer profiles dominate:
- End users: families relocating to Muscat who want international schools within reach, the airport ten minutes away and a walkable neighbourhood.
- Rental investors: Al Mouj has Muscat's strongest pool of expatriate professional tenants. Rental income is untaxed for individual owners in Oman.
- Residency buyers: purchasers combining a premium home with the golden visa thresholds, particularly from India, Pakistan, the UK and the GCC.
- Muscat Hills: the value alternative, resale apartments from about OMR 60,000, golf setting, older stock
- Jebel Sifah: the resort play, golf and marina apartments from OMR 63,500, 45 minutes from the city
- Sultan Haitham City: the new-build bet, apartments from about OMR 92,000 on a fresh masterplan
- Al Mouj: the premium, liquid, finished community where you pay for certainty
If your budget sits below Al Mouj's entry point, the same freehold and residency rules apply at every ITC; compare live prices per square metre across all communities on the price index or browse apartments for sale in Muscat.
- Shortlist units on the Al Mouj listings page or tell our team your budget and intended use.
- View in person or by video; direct flights reach Muscat from London in about seven and a half hours and from Karachi in about two.
- Reserve with a deposit, sign the sale agreement, and complete the transfer at the Ministry of Housing with the 3% fee.
- Apply for the property owner visa, or the golden residency where the price qualifies.
The full purchase can be completed remotely with a power of attorney.
In our current listings, Al Mouj apartments start from OMR 140,316 at Vistal, with St. Regis branded residences from OMR 441,631. The community trades at about 2,279 OMR per square metre, Oman's premium.
Yes. Al Mouj was Oman's first Integrated Tourism Complex, so buyers of any nationality get 100% freehold title with full inheritance rights under Royal Decree 12/2006.
Yes. Any purchase brings a renewable property owner visa for the owner and immediate family. Most current Al Mouj listings also clear the OMR 250,000 threshold for Oman's 5-year golden residency.
Al Mouj Muscat is a joint venture between Majid Al Futtaim Properties, Oman's OMRAN Group and Tanmia. The community includes Oman's largest private marina and its only Greg Norman designed PGA-standard golf course.
It is Oman's most liquid freehold market with the deepest tenant pool, priced at a premium to the national median. Buyers wanting lower entry points typically compare Muscat Hills, Sultan Haitham City or Jebel Sifah on the same freehold rules.
