Short answer: Sarooj is the fourth residential project selling inside Sultan Haitham City, and the one with the family villas. Thirty-two villas are available now: 4-bedroom attached homes of 206 m² from OMR 172,200, 5-bedroom stand-alone homes of 280 m² from OMR 232,000, and 6-bedroom stand-alone homes of 539 m² from OMR 467,250. Thirty-eight 1 and 2-bedroom apartments start at OMR 66,593. Everything is freehold, open to all nationalities, and carries eligibility for renewable Oman residency. Handover is 2027.
If you have read our Sultan Haitham City guide you will have seen three projects in it. There are four. Sarooj is the one we had not written up, and it is the only one in the city selling 5 and 6-bedroom stand-alone villas, which is exactly the format the rest of the city does not offer.
Every figure below is live from our inventory.
| Villa | Available | Built-up area | Price from (OMR) |
|---|---|---|---|
| 4-bedroom, attached | 5 | 206 m² | 172,200 |
| 5-bedroom, stand-alone | 16 | 280 m² | 232,000 |
| 6-bedroom, stand-alone | 11 | 539 m² | 467,250 |
Read the area column carefully, because it is not the plot. These are built-up areas. The developer's plots run to about 214 m² for the attached 4-bedroom homes and up to roughly 630 m² for the largest stand-alone villas, so the garden sits on top of the figures in the table. Ask us for the plot on any specific villa before you compare it against another project, because portals mix the two measures freely and it is the easiest way to be misled.
The 5-bedroom line is the deepest, with 16 of the 32 villas, and it is the one that moves first in this size band.
| Apartment | Available | Area | Price from (OMR) |
|---|---|---|---|
| 1-bedroom | 14 | 53 to 57 m² | 66,593 |
| 2-bedroom | 24 | 108 to 109 m² | 91,932 |
At OMR 66,593 the 1-bedroom sits just above the city's entry price and it is one of the cheapest ways into Sultan Haitham City with a title deed.
Sarooj is inside Sultan Haitham City, in Al Seeb, on the western side of Muscat, with expressway links to the city centre and to Muscat International Airport.
This matters because the project has been described elsewhere as being at Al Mouj, and it is not. We had that wrong on our own project page until we corrected it in August against the coordinates, the developer's renders and two public listings. If you are comparing Sarooj against a coastal community, you are comparing two different products in two different places.
One more naming trap worth knowing: Sarooj's Al Thuraya Villas line is a product name inside Sultan Haitham City. It is not Thuraya City, the separate government future city near Al Azaiba. They share a name and nothing else.
Sultan Haitham City's residential districts sell freehold and open to all nationalities, with title registered at the Ministry of Housing and the same ownership rights an Omani holds. That means:
- 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. Villas from OMR 467,250 also clear the OMR 250,000 threshold for the 5-year golden residency, and our Oman golden visa guide covers the tiers
Sultan Haitham City now has four projects selling at once, and they do not overlap much:
- Wadi Zaha holds the city's entry price and runs studios up to penthouses
- Yenaier is the vertical one, studios to 3-bedroom apartments over a retail podium, and the one with a 10-year payment plan
- Hay Al Wafa is furnished apartments plus 3 and 4-bedroom townhouses and 5-bedroom villas
- Sarooj is the family villa address, and the only one offering 6-bedroom stand-alone homes
If you want a large family house with land inside the new city, Sarooj is effectively the shortlist.
Handover is 2027. Payment terms are set per release rather than published, so ask us for the current plan on the specific villa you want, in writing, and compare the plan total against the cash price rather than the monthly figure. Our payment plans guide explains what the three plan shapes cost.
- Shortlist from live Sarooj availability, filtering by bedrooms and price.
- Ask us for the plot size, the payment plan and the VAT position on your shortlist, in writing.
- Reserve with a deposit and sign the sale agreement.
- Register the title, pay the one-time 3%, then apply for the property owner residency.
The whole purchase can be completed remotely with a power of attorney.
Available villas start at OMR 172,200 for a 4-bedroom attached home of 206 m². Five-bedroom stand-alone villas of 280 m² start at OMR 232,000, and 6-bedroom stand-alone villas of 539 m² start at OMR 467,250.
Yes. Sultan Haitham City's residential districts are freehold and open to all nationalities, with a registered title deed and full inheritance rights, and no prior residency in Oman is required.
Inside Sultan Haitham City, in Al Seeb on the western side of Muscat, with expressway links to central Muscat and Muscat International Airport. It is not at Al Mouj, despite being described that way in some listings.
The house. The areas quoted here are built-up areas. Plots run to about 214 m² for the attached 4-bedroom villas and up to roughly 630 m² for the largest stand-alone homes, so ask for the plot on the specific villa before comparing it with another project.
Yes. The purchase makes the owner and immediate family eligible for the renewable property owner permit. Villas above OMR 250,000 also reach the 5-year golden residency threshold.
2027, per the developer. Payment terms are set release by release, so ask us for the current plan on your chosen villa in writing.
- Browse All Sultan Haitham City Listings
- Sultan Haitham City: 2026 Property Guide, Prices and Projects
- Oman Property Payment Plans: Real Developer Terms
- Oman Property Price Index: Price per m² by Community
- Oman Golden Visa: Thresholds, Documents and Process
- Property for Sale in Muscat: Live Listings and Prices
