Short answer: Villas and houses for sale in Oman are open to buyers of any nationality, with full freehold title. Across five developments we have 68 homes with their own land available today: townhouses, farm houses, attached and stand-alone villas. They start at OMR 123,600 for a 3-bedroom farm house at Jebel Sifah, the median price is OMR 232,000, and the largest 6-bedroom villa at Sarooj is OMR 511,350. Most of the 68 reach the OMR 200,000 golden residency threshold, and every one of them brings the renewable owner residency.
Most villa listings in Oman give you a price and a bedroom count. The figure that actually separates a good villa purchase from a poor one is missing from both: how much of what you pay for is house, and how much is land. This guide sets out every villa we can sell today, project by project, with built area and plot kept apart.
Every figure below is live from our inventory.
Villas and houses for sale in Oman, by project
| Development | Area | Type | Bedrooms | Available | Size | Price (OMR) |
|---|---|---|---|---|---|---|
| Jebel Sifah | Jebel Sifah | Farm house | 3 | 4 | 120 m² built on a 350 m² plot | 123,600 to 127,308 |
| Hay Al Wafa | Sultan Haitham City | Townhouse | 3 to 4 | 9 | 230 to 256 m² | 149,500 to 158,800 |
| Hawana Salalah | Salalah | Twin villa | 2 | 1 | 120 m² built on 150 m² | 160,000 |
| Hawana Salalah | Salalah | Villa | 3 | 3 | 145 to 180 m² built on 260 to 580 m² | 170,500 to 268,600 |
| Sarooj Villas | Sultan Haitham City | Attached and stand-alone villa | 4 to 6 | 32 | 206 to 539 m² built | 172,200 to 511,350 |
| Jebel Sifah | Jebel Sifah | Stand-alone villa | 3 to 4 | 4 | 157 to 183 m² built on 708 to 857 m² | 189,176 to 237,179 |
| Aida | Yiti, Muscat | Villa | 3 to 4 | 10 | 166 to 501 m² | 238,747 to 474,261 |
| Hay Al Wafa | Sultan Haitham City | Villa | 5 | 5 | 430 m² | 242,000 |
Two notes on the size column. The Hay Al Wafa figures are gross, as its developer publishes them, which our Hay Al Wafa guide explains. The Sarooj figures are built area; the developer quotes plots separately, from about 214 m² for the attached 4-bedroom homes to roughly 630 m² for the largest stand-alone villas.
Built area or plot: the trap in every villa price
Take two villas at almost the same price:
- A 4-bedroom attached villa at Sarooj, OMR 172,200: 206 m² built on a plot of about 214 m². Almost all house, very little garden.
- A 3-bedroom stand-alone villa at Jebel Sifah, from OMR 189,176: 157 to 183 m² built on a plot of 708 to 833 m².
For about OMR 17,000 more, the Jebel Sifah villa gives you more than three times the land, but a smaller house with one bedroom fewer. Neither is the better buy in general. One is a family house inside a new city on the edge of Muscat, the other a garden home in a marina and golf town about 45 minutes away. What matters is that you compare like with like, so ask for built area and plot separately on any villa, because a listing will usually print whichever number is larger.
What each budget buys
| Budget (OMR) | Homes with land | What is realistic |
|---|---|---|
| Under 150,000 | 9 | 3-bedroom farm houses at Jebel Sifah, 3-bedroom townhouses at Hay Al Wafa |
| 150,000 to 250,000 | 38 | 4-bedroom townhouses and 5-bedroom villas at Hay Al Wafa, 4 and 5-bedroom villas at Sarooj, stand-alone villas at Jebel Sifah, the Hawana Salalah twin villa and its smallest villa, the two smaller Aida villas |
| 250,000 and above | 21 | 6-bedroom villas at Sarooj, most Aida villas, the two largest Hawana Salalah villas |
By size, five bedrooms is the deepest line with 21 homes, 16 of them at Sarooj. There are 19 three-bedroom homes, 16 four-bedroom, 11 six-bedroom and a single 2-bedroom twin villa.
Residency: most of the 68 reach the golden threshold
Every villa in this guide makes the owner and immediate family eligible for the renewable property owner residency, with no Omani sponsor. Details are in our owner visa guide.
The golden residency is a different matter. At the OMR 200,000 threshold most of these homes qualify on price: every 5 and 6-bedroom villa at Sarooj, all 5 villas at Hay Al Wafa, all 10 villas at Aida, some of the stand-alone villas at Jebel Sifah and 2 villas at Hawana Salalah. If golden residency is the reason you are buying, leave out the farm houses, the townhouses and the cheapest Sarooj and Hawana Salalah homes. The programme is set out in our Oman golden visa guide, and thresholds are reviewed from time to time, so confirm the figure at the point of sale.
Villas for sale in Muscat: 56 homes
Muscat holds 56 of the 68 homes in this guide, in two places, and every one is freehold and open to foreign buyers. Townhouses start at OMR 149,500 and villas at OMR 172,200.
- Sultan Haitham City, 46 homes: Sarooj and Hay Al Wafa, inside the new city in Al Seeb on the western side of Muscat. The widest villa choice in the country, and the only place with 6-bedroom stand-alone homes. See the Sarooj villas guide.
- Yiti, Muscat, 10 homes: the Aida villas, in a clifftop community on the coast of Muscat.
Outside Muscat: Jebel Sifah and Salalah
- Jebel Sifah, 8 homes: the only farm houses for sale in our inventory, plus stand-alone villas, in a marina and golf town about 45 minutes from Muscat, with the largest plots in this guide.
- Hawana Salalah, 4 homes: villas in a resort community on the Dhofar coast, where the summer khareef season drives holiday rentals. Our Salalah villa guide covers that market on its own.
When you can move in
| Development | Handover |
|---|---|
| Hay Al Wafa | 2026 |
| Sarooj Villas | 2027 |
| Aida | 2027 to 2028 |
| Jebel Sifah | Ready and off-plan |
| Hawana Salalah | Ready and off-plan |
If you need the house soon, Hay Al Wafa is the nearest handover, and Jebel Sifah and Hawana Salalah are the only two where some homes are already built. Ask us which specific units are ready before you shortlist.
Costs beyond the price
- Registration: about 3% of the price, paid once on transfer.
- Holding: no annual property tax, and no capital gains tax or tax on rental income for individuals.
- Service charge: set by each development and not the same across them. Get the figure for your villa in writing before you reserve.
- Payment: off-plan villas are sold on developer instalment plans. Compare the plan total with the cash price, not the monthly figure; our payment plans guide shows how.
How to buy a villa or house in Oman as a foreigner
- Set the budget and the one priority that matters most: land, bedrooms, location or residency.
- Shortlist from live listings, then ask us for the built area, the plot and the service charge on each, in writing.
- Reserve with a deposit and sign the sale agreement.
- Register the title, pay the one-off 3%, then apply for the owner residency.
The whole purchase can be completed remotely with a power of attorney.
FAQ
How much does a villa or house cost in Oman?
Villas and townhouses available today run from OMR 123,600 for a 3-bedroom farm house at Jebel Sifah to OMR 511,350 for a 6-bedroom villa at Sarooj. The median across all 68 homes is OMR 232,000.
Can foreigners buy a house or villa in Oman?
Yes. All five developments in this guide sell freehold to buyers of any nationality, with the title registered in your own name and full inheritance rights. No prior residency in Oman is required.
What is the cheapest villa or house for sale in Muscat?
Inside the city, the 3-bedroom townhouses at Hay Al Wafa in Sultan Haitham City start at OMR 149,500, and the cheapest villa is a 4-bedroom attached home at Sarooj for OMR 172,200. Jebel Sifah, about 45 minutes away, starts lower, at OMR 123,600 for a farm house.
Does buying a villa give golden residency in Oman?
From OMR 200,000, which most of the 68 homes reach: the 5 and 6-bedroom Sarooj villas, the Hay Al Wafa and Aida villas, some Jebel Sifah villas and the two largest Hawana Salalah villas. Every villa gives the renewable owner residency.
Where can I buy a villa with a large garden?
At Jebel Sifah, where the stand-alone villas sit on plots of 708 to 857 m², and at Hawana Salalah, with plots of up to 580 m². The Sarooj and Hay Al Wafa homes carry much smaller plots relative to the house.
Are there farm houses for sale in Oman?
Yes. Jebel Sifah has four 3-bedroom farm houses in its Olive Farms district, each 120 m² built on a 350 m² plot with a garden of about 230 m², priced from OMR 123,600 to 127,308. They are the cheapest homes with land in this guide.
Are there ready villas in Oman?
Yes, at Jebel Sifah and Hawana Salalah, which both sell ready and off-plan homes. Hay Al Wafa hands over in 2026, Sarooj in 2027 and Aida between 2027 and 2028.