Short answer: Hay Al Wafa is the cheapest square metre in our entire inventory. The median here is about OMR 593 per sqm against OMR 1,082 across all 452 units on our books, and OMR 2,152 at Al Mouj. A fully furnished two-bedroom apartment of 158 sqm gross starts at OMR 92,088, a three-bedroom townhouse of about 230 sqm is OMR 149,500, and a five-bedroom villa of about 430 sqm is OMR 242,000. Thirty of the 44 units are under OMR 100,000. Handover 2026, developer Al Abrar. No unit here reaches the OMR 250,000 golden residency threshold.
If floor area per rial is your first criterion, this is the project where the arithmetic moves furthest in your favour. But there is one thing about how the size is quoted that we spell out below, because most listings do not.
Every figure comes from our own live inventory, read on 11 August 2026.
| Type | Available | Size | Price |
|---|---|---|---|
| 2-bedroom apartment, furnished | 30 | 158 to 161 sqm gross | OMR 92,088 to 99,542 |
| 3-bedroom townhouse | 5 | about 230 sqm | OMR 149,500 |
| 4-bedroom townhouse | 4 | about 256 sqm | OMR 158,800 |
| 5-bedroom villa | 5 | about 430 sqm | OMR 242,000 |
The median unit is OMR 95,715. What the table shows: this is effectively an apartment project, with 30 of 44 units being two-bedrooms, plus a small family tail of townhouses and villas.
A second thing you rarely see stated: pricing is flat within each type. All five villas are exactly OMR 242,000 and all five three-bedroom townhouses exactly OMR 149,500. You pay no premium for a better position, which makes choosing simpler.
That 158 sqm is the gross figure. The actual built-up area of the same apartment is about 127 to 128 sqm.
We write this out because it changes your arithmetic. On gross area the price works out at roughly OMR 583 per sqm. On built-up area it is about OMR 725. Both are still the lowest in our inventory, but the second number is the one that is actually under your feet.
Most listings in this market quote only the larger figure and do not explain it. When you compare projects, ask every seller whether the number they gave you is gross or built-up.
| Project | Area | Median per sqm |
|---|---|---|
| Hay Al Wafa | Sultan Haitham City | OMR 593 |
| Sarooj Villas | Sultan Haitham City | OMR 836 |
| Wadi Zaha | Sultan Haitham City | OMR 918 |
| Vistal | Al Mouj | OMR 2,152 |
| St. Regis | Al Mouj | OMR 2,324 |
The same budget that buys a compact one-bedroom at Al Mouj buys a large furnished two-bedroom here. That gap is the address: Al Mouj has a marina, a golf course and a finished beachfront, while Sultan Haitham City is a new city still being built.
The two-bedroom apartments are handed over fully furnished. For a buyer purchasing from abroad who is not going to fly to Muscat to shop for furniture, that removes both a cost and a logistics problem.
The units sit in Buildings 59 and 61, across floors one to five, around the neighbourhood pool and the tree-lined boulevard. Aspects in the current list include pool, boulevard, side and road facing.
Extended payment of up to 60 months is available on this project.
The warning that does not appear in the advertising: the long plan is offered at adjusted pricing, meaning the total is higher than buying outright. On another of our projects where we hold the written payment plan, the gap between cash and the ten-year plan is about 25 percent.
That is not inherently bad, but you should know what you are buying. For whichever unit you choose we obtain the written payment plan from the developer and give it to you before any payment is made. Real instalment terms are set out in Oman property payment plans.
The most expensive unit at Hay Al Wafa is the OMR 242,000 villa, and the five-year golden residency threshold is OMR 250,000.
That means none of the 44 units here qualifies for the golden residency. The villa misses it by OMR 8,000, and we would rather say so before you spend time on it.
What does come with it: any purchase inside an ITC makes the owner and immediate family eligible for a renewable owner residency, and Hay Al Wafa qualifies for that.
Hay Al Wafa is one of the first residential neighbourhoods of Sultan Haitham City in Seeb. The developer is Al Abrar Real Estate, an Omani company. Handover is 2026.
Sultan Haitham City is Oman's new smart urban district, with direct expressway links to central Muscat and Muscat International Airport. Neighbourhood amenities include a pool, a central park, a gym, cycling paths, retail and dining, schools and parking.
The cost the buyer carries is a one-off registration fee of about 3 percent, and after that there is no annual property tax in Oman. We do not publish a rental yield figure, because no real rent data has been released for these units.
Hay Al Wafa, at a median of about OMR 593 per gross square metre. That is less than half our OMR 1,082 inventory median and roughly a quarter of the Al Mouj rate.
A fully furnished two-bedroom apartment of 158 sqm gross, about 127 sqm built-up, on floors one to five of Buildings 59 or 61. There are 30 two-bedroom units available, from OMR 92,088 to 99,542.
The address. Al Mouj is Oman's oldest ITC, with a marina, a golf course and a finished beachfront. Sultan Haitham City is a new city still under construction. Floor area per rial is better here; neighbourhood maturity is better there.
No. The most expensive unit is OMR 242,000 against a threshold of OMR 250,000, so no unit reaches it. Any ITC purchase does make the owner and immediate family eligible for a renewable owner residency.
Townhouses are attached: three-bedroom garden-row homes of about 230 sqm at OMR 149,500, and four-bedroom courtyard homes of about 256 sqm at OMR 158,800. Villas are detached, five bedrooms, about 430 sqm built on a 400 sqm plot, at OMR 242,000. Only a handful of each is available.
Up to 60 months is available, but at adjusted pricing, so the total paid is higher than an outright purchase. We obtain the written plan for your specific unit from the developer before any payment is made.
