Short answer: Jebel Sifah is a freehold marina town about 45 minutes from Muscat, open to buyers of every nationality. We hold 18 available homes there as at 21 September 2026, from OMR 63,500 for a ready one-bedroom apartment on the marina to OMR 237,179 for a four-bedroom standalone villa in the new Raya district. The median home is OMR 90,820. Ownership brings the renewable Oman owner residency, and three Raya villas also reach the current OMR 200,000 minimum for the renewable 10-year Golden Residency.
Jebel Sifah is one of the most searched property names in Oman and one of the least explained. Most people who look it up want three answers: what it costs, whether a foreigner can own there, and whether it is ready or still being built. This guide answers all three from our live inventory, and it is written for buyers who live outside Oman, in the UAE, the UK and Europe. If you are still deciding between communities, start with our guide to buying property in Oman as a foreigner and our Oman property price index.
What Jebel Sifah is
Jebel Sifah is an Integrated Tourism Complex (ITC) on the coast south of Muscat, developed by Muriya. It is built around a marina, a beach, a golf course and the Sifawy Boutique Hotel, with mountains directly behind the town. That setting is the whole point: it is the only community we sell where the view out of a one-bedroom apartment can be boats and cliffs rather than a road.
Because it is an ITC, a buyer of any nationality receives full freehold title, registered in their own name. There is no local partner and no sponsor.
Every available home, by type
These are all 18 homes available on our books today, grouped by sub-project.
| Sub-project | Type | Status | Size | Price |
|---|---|---|---|---|
| Jebel Sifah Heights | 1-bedroom apartment, marina and bay view | Ready | 54 to 55 sqm | OMR 63,500 to 66,500 |
| Golf Lake | 1-bedroom apartment, golf view | Ready | 87 to 92 sqm | OMR 83,375 to 84,650 |
| Solaris, Raya | 2-bedroom apartment, golf view | Off-plan | 85 to 96 sqm, some with gardens of 89 to 111 sqm | OMR 81,035 to 90,820 |
| Olive Farms, Raya | 3-bedroom farm house | Off-plan | 120 sqm built on a 350 sqm plot | OMR 123,600 to 127,308 |
| Raya villas | 3 and 4-bedroom standalone villa | Off-plan | 157 to 183 sqm built on plots of 708 to 857 sqm | OMR 189,176 to 237,179 |
Two things stand out in that table. First, the cheapest way in is also the most finished: the Jebel Sifah Heights apartments are ready now, so there is no construction wait. Second, a two-bedroom at Solaris costs less than some one-bedrooms at Golf Lake. You pay for being ready, not for the extra room.
What the same homes cost in dirhams and dollars
The Omani rial is pegged to the US dollar, and so is the dirham, so these conversions do not drift. At OMR 1 = AED 9.5514 = USD 2.6008:
| Home | OMR | AED | USD |
|---|---|---|---|
| Cheapest ready 1-bedroom | 63,500 | about 606,500 | about 165,100 |
| Median home | 90,820 | about 867,500 | about 236,200 |
| Cheapest farm house | 123,600 | about 1,180,600 | about 321,500 |
| Largest villa | 237,179 | about 2,265,400 | about 616,900 |
For a UAE resident the practical point is that about AED 606,500 buys a finished apartment on a marina with freehold title and a residency attached. How that compares with Dubai on fees and residency rules is set out in our Oman vs Dubai property guide.
How it compares on price per square metre
Across the eight Jebel Sifah apartments we can measure fairly, the median is about OMR 950 per sqm. Across all 451 homes on our books it is about OMR 1,060.
| Community | Median per sqm |
|---|---|
| Jebel Sifah (apartments) | about OMR 950 |
| All our inventory | about OMR 1,060 |
| Al Mouj, Vistal | about OMR 2,002 |
| Al Mouj, St. Regis | about OMR 2,317 |
The farm houses and villas are left out of that median on purpose. Most of their registered area is private garden and plot, and dividing the price by land and floor together would make them look cheaper than they are. Read them on the plot size instead.
Ready or off-plan: the choice that matters most
Ready (Jebel Sifah Heights, Golf Lake). You can see the finished apartment, collect the keys after registration and apply for the owner residency as soon as the title is in your name. This is the lower risk route and, at OMR 63,500, the lower price.
Off-plan (Raya: Solaris, Olive Farms, villas). Raya is the new district being built now. The terms the developer has published to us are:
- Solaris apartments: 10% down, a payment plan of about two years, delivery from Q4 2027.
- Olive Farms farm houses: 10% down, then 7.5% every quarter over three years.
- Raya villas: the developer has not published a standard plan for these to us. Ask us for the current terms before you plan around a number.
Off-plan spreads the cost, but you are buying something you cannot yet walk through. Our guide to Oman property payment plans explains what to check in the contract.
What has already sold
Seven homes on the original list have sold, and they tell you where demand is. All three studios are gone, as are both one-bedroom farm houses, one of the Solaris two-bedrooms and one of the three-bedroom farm houses. The studios were the cheapest homes in the community, from OMR 35,625, so the entry price is now OMR 63,500.
We note this as a planning fact, not as pressure. If you saw a studio price quoted elsewhere, it no longer exists.
Residency: what you get, and what you do not
A freehold home inside an ITC brings a renewable owner residency with no employer and no sponsor, covering the buyer and immediate family. That separate route applies to every home in the table above.
Oman's current Golden Residency is a renewable 10-year programme with a minimum qualifying investment of OMR 200,000. Three of the 18 available Jebel Sifah homes pass that price point: Raya villas at OMR 209,500, OMR 212,830 and OMR 237,179. Price alone does not approve an application, so ask us to confirm the selected unit and current authority requirements in writing before reserving.
The costs after the price
A one-off registration fee of about 3% of the purchase price when the title is transferred. After that there is no annual property tax in Oman. Individuals pay no tax on rental income or capital gains today, but that changes on 1 January 2028: Royal Decree 56/2025 introduces a 5% personal income tax on annual income above OMR 42,000, and rent counts towards it. Community service charges apply, as they do in every ITC, and we give you the current figure for the specific home before you commit.
We do not publish a rental yield for Jebel Sifah. There is no public rent data for the community that we would stand behind, and a yield figure without a source is a sales line, not information.
Who Jebel Sifah suits, and who it does not
It suits you if you want a second home or a retirement base by the water, you value quiet over city life, and a budget between about OMR 63,500 and OMR 130,000 matters more to you than a Muscat address.
It does not suit you if you need to commute into Muscat every day, if you want a broad choice of Golden Residency eligible homes, or if you want a busy urban neighbourhood around you. For those, Muscat apartments or Al Mouj fit better.
FAQ
How much does property cost in Jebel Sifah?
From OMR 63,500 for a ready 54 sqm one-bedroom apartment in Jebel Sifah Heights to OMR 237,179 for a four-bedroom standalone villa in Raya, across 18 available homes as at 21 September 2026. The median home is OMR 90,820.
Can foreigners buy property in Jebel Sifah?
Yes. Jebel Sifah is an Integrated Tourism Complex, so buyers of every nationality can hold full freehold title in their own name, with no local partner and no sponsor.
Does buying in Jebel Sifah give residency in Oman?
Yes. Every ITC purchase can support the separate renewable owner residency for the buyer and immediate family. Under the current Golden Residency programme, three available Raya villas priced from OMR 209,500 also pass the OMR 200,000 minimum for a renewable 10-year residency; approval remains subject to the authority requirements.
Is Jebel Sifah ready or still under construction?
Both. Jebel Sifah Heights and Golf Lake apartments are ready now. The Raya district, with Solaris apartments, Olive Farms farm houses and standalone villas, is off-plan, with Solaris delivery from Q4 2027.
How far is Jebel Sifah from Muscat?
About 45 minutes by road from Muscat along the coast.
Are there payment plans in Jebel Sifah?
Yes, on the off-plan homes. Solaris apartments are 10% down with a plan of about two years, and Olive Farms farm houses are 10% down then 7.5% every quarter over three years. Ready homes are paid in full at transfer.
Next step
Send us the budget and the type of home you want, and we will send you the live list with unit references, floor plans and the current payment terms. We work in English, Arabic, Russian and Persian, and we handle the reservation, the contract and the title registration for buyers who are not in Oman.
Related guides
- Buying property in Oman as a foreigner: ITC rules
- Oman property payment plans and instalments
- How much money you need to buy property in Oman
- Oman vs Dubai property compared
- Oman golden visa and owner visa