Short answer: Sarooj Apartments is a low-rise apartment release inside Sultan Haitham City, in Al Seeb on the western side of Muscat. Thirty-eight homes are available and none has sold yet: fourteen 1-bedroom apartments of 53 to 57 m² from OMR 66,593, and twenty-four 2-bedroom apartments of 108 to 109 m² from OMR 91,932, across two blocks of ground plus five floors. It is the cheapest 1-bedroom ticket in the city, and also the smallest, which is the trade to understand before you reserve. Freehold, open to all nationalities, handover 2027.
Our Sarooj villas guide gave the apartments one short table. This is the full picture: every price on every floor, what you get per rial against the other three projects selling in the same city, and the one pricing detail on the 2-bedrooms that the headline figure hides.
Every figure below is live from our inventory.
What is available today
| Apartment | Available | Size | Price (OMR) | Approx USD from |
|---|---|---|---|---|
| 1-bedroom | 14 | 53 to 57 m² | 66,593 to 72,563 | 173,100 |
| 2-bedroom | 24 | 108 to 109 m² | 91,932 to 124,508 | 239,000 |
With the one-time 3% registration fee, the cheapest 1-bedroom comes to about OMR 68,600 all in, and the cheapest 2-bedroom to about OMR 94,700.
Price by floor
The 1-bedrooms barely move with height. The whole line spans less than OMR 6,000, and the cheapest unit is not on the lowest floor:
| Floor | 1-bed available | From (OMR) |
|---|---|---|
| 2 | 2 | 68,098 |
| 3 | 3 | 68,821 |
| 4 | 4 | 66,593 |
| 5 | 5 | 67,987 |
The 2-bedrooms are a different story. They climb with height, and on floors 1 to 4 each floor is sold at two price levels for what is effectively the same 108 m² home:
| Floor | 2-bed available | Price range (OMR) |
|---|---|---|
| Ground | 4 | 99,614 to 102,475 |
| 1 | 4 | 91,932 to 114,292 |
| 2 | 5 | 93,134 to 116,846 |
| 3 | 4 | 95,537 to 119,400 |
| 4 | 4 | 99,142 to 121,954 |
| 5 | 3 | 124,293 to 124,508 |
That gap is roughly OMR 22,000 on the same floor, and it is not explained by the floor area, which is 107.7 to 109 m² across the lot. So the cheaper unit on each floor is cheaper for a reason that sits outside the size: typically orientation, outlook or position in the block. Ask us what separates the two levels on the floor you want before you take the lower price, because that difference is what you will be reselling later.
Two more things the ladder shows. The ground floor is priced above the lower level of floors 1 to 4. And floor 5 carries only the upper level, so the top floor starts at OMR 124,293.
How Sarooj compares inside Sultan Haitham City
Four projects are selling apartments in the city at once. Per m² here is our standard measure, the price divided by the total area, taken as a median, so you can check it against any unit page.
1-bedroom
| Project | From (OMR) | Average size | Median per m² (OMR) |
|---|---|---|---|
| Sarooj Apartments | 66,593 | 56 m² | 1,246 |
| Wadi Zaha | 71,660 | 81 m² | 918 |
| Yenaier | 73,500 | 91 m² | 849 |
2-bedroom
| Project | From (OMR) | Average size | Median per m² (OMR) |
|---|---|---|---|
| Yenaier | 86,347 | 141 m² | 731 |
| Sarooj Apartments | 91,932 | 108 m² | 1,071 |
| Hay Al Wafa | 92,088 | 159 m² | 593 |
| Wadi Zaha | 93,630 | 112 m² | 867 |
Read that plainly. Sarooj wins on the ticket and loses on the rate. Its 1-bedroom is OMR 5,000 below the next cheapest, but it is 25 m² smaller and costs roughly a third more per m². On 2-bedrooms it is neither the cheapest ticket nor the most space for the money.
What you are paying for instead is a smaller, low-rise block of two buildings rather than a larger scheme, and the lowest absolute entry into the city with a title deed. For a first purchase, a single occupant or a buyer whose ceiling is a fixed budget rather than a size, that is the right trade. If floor area per rial is the priority, Yenaier and Hay Al Wafa give more.
Where Sarooj actually is
Inside Sultan Haitham City, in Al Seeb on the western side of Muscat, with expressway links to the centre and to Muscat International Airport. Some listings describe Sarooj as being at Al Mouj. It is not, and we had that wrong ourselves until we checked it in August against the coordinates and the developer's renders. Our Sultan Haitham City guide covers the city itself.
What ownership gives you
- A registered title deed in your name, 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: the purchase makes the owner and immediate family eligible for the renewable property owner permit, with no Omani sponsor. Every Sarooj apartment is below the OMR 200,000 golden residency threshold, so it is the owner permit, not the golden residency. Details in our owner visa guide.
Handover and payment
Handover is 2027. Payment terms are set per release rather than published, so ask us for the plan on the specific unit in writing, and compare the plan total against the cash price, not the monthly figure. Our payment plans guide explains the three shapes those plans take.
How to buy
- Shortlist from live Sarooj Apartments availability.
- Ask us, in writing, what separates the two price levels on your floor, and for the current payment plan.
- Reserve with a deposit and sign the sale agreement.
- Register the title, pay the one-time 3%, then apply for the property owner permit.
The whole purchase can be done remotely with a power of attorney.
FAQ
How much is an apartment at Sarooj?
1-bedroom apartments of 53 to 57 m² run from OMR 66,593 to 72,563. 2-bedroom apartments of 108 to 109 m² run from OMR 91,932 to 124,508.
Is Sarooj the cheapest apartment in Sultan Haitham City?
For a 1-bedroom, yes, on the ticket: OMR 66,593 against 71,660 at Wadi Zaha and 73,500 at Yenaier. It is also the smallest, so per m² it is the most expensive of the three. The city's overall entry price, OMR 61,635, is a Wadi Zaha studio.
Why do 2-bedroom apartments on the same floor differ by about OMR 22,000?
Not because of size, which is 107.7 to 109 m² throughout. Each of floors 1 to 4 is sold at two price levels, and the difference sits in the unit's position rather than its area. Ask what separates them on your floor before choosing.
Can foreigners buy at Sarooj?
Yes. Sultan Haitham City's residential districts are freehold and open to all nationalities, with a registered title deed and no prior residency required.
Does a Sarooj apartment give Oman residency?
Yes. It makes the owner and immediate family eligible for the renewable property owner permit. No Sarooj apartment reaches the OMR 200,000 golden residency threshold.
When does Sarooj hand over?
2027, per the developer.