Short answer: Muscat Hills is a gated freehold community in Seeb, facing Muscat International Airport, built around the Muscat Hills Golf & Country Club, the first 18-hole grass golf course in Oman. It is an Integrated Tourism Complex, so a buyer of any nationality can hold full title and apply for renewable owner residency. The stock is mostly finished resale homes: apartments typically sell for about OMR 60,000 to 150,000, with townhouses and villas above that, and two new off-plan buildings are being marketed for 2028.
"Muscat Hills" is one of the most searched place names in Oman, but most of those searches are about the hotel, the golf club or the bazaar, not about buying. This guide is for the buyer: what the community is, whether a foreigner can own there, what the homes cost, and how it stacks up against the other freehold communities around Muscat. If you are new to the rules, read our guide to buying property in Oman as a foreigner first, and keep the Oman property price index open for the numbers.
Where Muscat Hills is and what is inside
Muscat Hills sits on the slope across the highway from Muscat International Airport, in the wilayat of Seeb. The developer, Muscat Hills International Development, puts the airport and Sultan Qaboos Street about ten and five minutes away, the Sultan Qaboos Grand Mosque about ten minutes, and the Royal Opera House under twenty. It is an inland community: you look at mountains and fairways, not at the sea.
The heart of it is the golf course. The Muscat Hills Golf & Country Club opened at the turn of 2010 as the first 18-hole grass course in the country: par 72, 6,383 metres, laid out on natural wadi terrain by the golf architect Paul Thomas, with a floodlit driving range. Around it the developer lists:
- Homes on the course: about 300 finished residences, a mix of apartments, townhouses, semi-detached villas and villas, completed in phases up to 2015. Named buildings include Golf Tower, Rose Village and Golf Terraces.
- The Boulevard: a mixed-use strip of apartments, offices and more than 60 shops and restaurants, which gives the community a walkable centre it did not have ten years ago.
- Muscat Hills Bazaar and Business Towers: retail and office space, some of it still selling.
Rose Village is the one buyers ask about most: a small cluster of three-storey townhouses with three or four bedrooms and a private rooftop pool each, set in a landscaped rose garden inside the course.
Can a foreigner buy in Muscat Hills?
Yes. Muscat Hills was one of the first Integrated Tourism Complexes (ITCs) in Oman, and ITC status is what lets a buyer of any nationality hold registered freehold title in their own name, with no local partner and no sponsor. You can sell, rent out, gift or leave the home to your heirs.
Ownership brings two separate residency routes, and it helps to keep them apart:
- Owner residency. Any freehold home in an ITC supports a renewable residence permit for the owner and immediate family, with no minimum price.
- Golden Residency. Oman's investor programme is a renewable 10-year residency with a minimum qualifying investment of OMR 200,000. Most Muscat Hills apartments sit below that line; larger villas can reach it. Our Golden Residency page explains the programme and which of our current homes qualify.
A price above the threshold makes a home eligible to apply; it does not approve the application. We check the file before you commit.
What property in Muscat Hills costs
We do not hold live Muscat Hills listings in our inventory today, so we do not quote a unit price here the way we do for Aida or Al Mouj. What we can tell you is the range we already publish and see in resale enquiries:
- Apartments: typically about OMR 60,000 to 150,000, depending on size, floor and whether the balcony faces the course.
- Townhouses and villas: above that, with golf-view villas the top of the market inside the community.
- Off-plan: two new buildings on the course, Opal and Golf Hills, are being marketed with completion planned for the fourth quarter of 2028.
Two things move a Muscat Hills price more than anything else. The first is age: much of the stock was finished between 2010 and 2015, so check the condition, the service charge history and what the owners' association has spent on the building. The second is the view: a unit on the course sells at a clear premium to one facing the road or the car park.
Muscat Hills against the communities we list today
The fairest way to judge Muscat Hills is against the freehold communities where we do hold live prices. The figures below come from our price index as at 25 September 2026, the median across every home we list in each community.
| Community | Setting | Median price per m² | Median home | Our cheapest home |
|---|---|---|---|---|
| Al Mouj (The Wave) | Marina and beach, Seeb | OMR 2,199 | OMR 304,750 | OMR 140,000 |
| Yiti (Aida, The Arc) | Cliffs and sea, south-east coast | OMR 1,369 | OMR 237,617 | OMR 85,971 |
| Muscat Bay | Bay and hills, south-east coast | OMR 1,111 | OMR 174,000 | OMR 138,000 |
| Jebel Sifah | Marina and beach, south-east coast | OMR 950 | OMR 90,820 | OMR 63,500 |
| Sultan Haitham City | New city, Seeb | OMR 844 | OMR 99,824 | OMR 61,635 |
| Muscat Hills | Golf course, Seeb | not in our index | apartments about OMR 60,000 to 150,000 | ask us |
Read the table this way. Muscat Hills and Al Mouj are neighbours in Seeb, both close to the airport, but they sell very different things: Al Mouj is a beach and marina address at more than twice the entry price, Muscat Hills is a quiet golf address with older, cheaper stock. If the budget is the same as Muscat Hills and you want something new, Sultan Haitham City is the closest match: also in Seeb, brand new, from OMR 61,635.
Who Muscat Hills suits
It suits you if:
- You fly often. Few freehold addresses in Oman are this close to the terminal.
- You play golf, or want a green, gated setting rather than a beach one.
- You have school-age children. The American International School of Muscat is next door in Ghala, and several other international schools are a short drive away. Our international schools guide lists them with fees.
- You want to buy ready, move in or rent out now, rather than wait two or three years for an off-plan handover.
Look elsewhere if you want the sea on your doorstep, a brand new building with a developer warranty, or a home that reaches the OMR 200,000 Golden Residency minimum at apartment prices.
How buying in Muscat Hills works
Buying resale in Muscat Hills follows the same steps as any ITC purchase in Oman:
- Agree the price with the seller and sign a sale agreement with a deposit.
- Due diligence: title search, confirmation that the unit is inside the ITC, and clearance of any unpaid service charges.
- Transfer at the Ministry of Housing and Urban Planning, where the title is registered in your name. Budget a registration fee of about 3% of the price for a foreign buyer.
- Apply for owner residency once the title is issued.
For an off-plan unit the money moves in stages instead, and the contract matters more than the brochure. Our guide to Oman property payment plans explains what to check.
FAQ
Is Muscat Hills freehold for foreigners?
Yes. Muscat Hills is an Integrated Tourism Complex, so buyers of every nationality can hold full freehold title in their own name, with the right to sell, rent out and pass the home to their heirs.
How far is Muscat Hills from Muscat airport?
About ten minutes by car. The community sits on the slope directly across the highway from Muscat International Airport, in Seeb.
How much does an apartment in Muscat Hills cost?
Resale apartments typically sell for about OMR 60,000 to 150,000, depending on size, floor and view. Townhouses and golf-view villas cost more. Ask us for the homes currently on the market.
Does buying in Muscat Hills give residency?
Any freehold home there supports a renewable owner residency for you and your immediate family. The 10-year Golden Residency needs a qualifying investment of at least OMR 200,000, which most apartments in the community do not reach.
Is Muscat Hills near the sea?
No. It is an inland golf community with views of the Al Hajar mountains. The nearest beach communities, such as Al Mouj, are a short drive away.
Muscat Hills or Al Mouj?
Both are in Seeb and close to the airport. Al Mouj is a newer marina and beach address at a much higher price per square metre; Muscat Hills is a quieter golf community with older, cheaper stock. Choose Al Mouj for the water, Muscat Hills for value and the golf.
Next step
Tell us your budget, whether you want an apartment, a townhouse or a villa, and whether you need a ready home or can wait for 2028, and we will send the Muscat Hills homes currently on the market with their condition, service charges and views, next to the closest alternatives from our own inventory. We work in English, Arabic, Russian and Persian, and we handle the offer, the due diligence and the title transfer for buyers who are not in Oman.
Related guides
- Buying property in Oman as a foreigner: ITC rules
- Al Mouj Muscat: property prices guide
- Sultan Haitham City: property guide
- The best areas to buy an apartment in Muscat
- Oman property payment plans explained