Short answer: The St. Regis Residences at Al Mouj Muscat are the most expensive square metre in our inventory: a median of about OMR 2,317 per sqm against OMR 1,063 across all 452 units we hold. Thirty-six units are available, from OMR 441,631 to 898,521, all two and three-bedroom apartments between 181 and 388 sqm. Handover is 2028. And one thing separates it from everything else we sell: every single one of the 36 units clears Oman's OMR 250,000 golden residency threshold.
This is the most expensive thing we sell and we will be plain about it. If floor area per rial is your first criterion, this is not your project, and further down we say exactly where to look instead. If you want golden residency attached to a branded home at Oman's most established address, this is the only project where every unit qualifies.
Figures come from our live inventory, refreshed from the developer's file dated 30 August 2026.
| Type | Available | Size | Price | Per sqm |
|---|---|---|---|---|
| 2-bedroom, golf course | 6 | 195 to 201 sqm | OMR 441,631 to 468,160 | ~2,289 |
| 2-bedroom, pool and sea | 5 | 181 to 188 sqm | OMR 447,759 to 466,789 | ~2,470 |
| 2-bedroom, sea | 4 | 188 to 209 sqm | OMR 474,307 to 511,662 | ~2,465 |
| 3-bedroom, golf course | 21 | 260 to 388 sqm | OMR 578,575 to 898,521 | ~2,278 |
The median unit is OMR 582,782. One thing the table makes obvious: this is effectively a three-bedroom building, since 21 of the 36 units are three-bedrooms and every one of them faces the golf course.
Look at the per-sqm column. A two-bedroom facing the sea runs about OMR 2,465 per square metre, while a three-bedroom facing the golf course runs about OMR 2,278.
Per square metre, the sea view is priced higher than an extra bedroom. If you want space, face the golf course. If you want the water, you pay a premium on every metre for it. That is a choice to make deliberately, not a pricing error.
The median at St. Regis is about OMR 2,317 per square metre. Across all 452 available units on our books the median is about OMR 1,063.
| Project | Area | Median per sqm |
|---|---|---|
| St. Regis | Al Mouj | ~OMR 2,317 |
| Vistal | Al Mouj | ~OMR 2,152 |
| Wadi Zaha | Sultan Haitham City | ~OMR 918 |
| Hay Al Wafa | Sultan Haitham City | ~OMR 593 |
For OMR 441,631, the cheapest unit here, you could buy four furnished two-bedroom apartments at Hay Al Wafa. We put that in writing because it is true and you should know it. What the money buys instead is the brand, the service and the address, not floor area.
This is the practical difference between St. Regis and the rest of our inventory.
Oman's five-year golden residency threshold is OMR 250,000. The cheapest unit at St. Regis is OMR 441,631, so all 36 units qualify without exception.
For contrast: at Wadi Zaha and Hay Al Wafa, not one unit reaches that threshold. If golden residency rather than ownership alone is your objective, that difference decides the whole question.
The ten-year tier sits at OMR 500,000, and 22 of the current units clear that as well.
Three months ago our list held 59 units. The developer's 30 August file shows 36.
We write that as a planning fact rather than as pressure. Both one-bedroom units, which were the cheapest way into the project, are gone, and the entry price has risen from OMR 326,308 to OMR 441,631. If you had been planning around the older figure, it no longer exists.
The St. Regis Residences sit at Al Mouj Muscat, Oman's oldest and most established ITC, with a marina, an 18-hole PGA-standard golf course, a beach and a promenade of shops and restaurants. Muscat International Airport is a few minutes away.
Handover is 2028. That is the furthest out of anything in our inventory, which means buying roughly two years ahead of completion.
The developer's stated specification includes St. Regis butler service, a spa, dining, fitness and concierge. Those are project specifications we are relaying, not things we have tested.
A one-off registration fee of about 3 percent of the purchase price. After that there is no annual property tax in Oman, and for individuals no rental income tax and no capital gains tax.
We do not publish rental yield or capital growth figures. No real rent data has been released for branded residences in Oman. If you read that branded residences deliver a particular yield or a particular appreciation rate, ask for the source and check which market the data describes.
OMR 441,631 for a 195 sqm two-bedroom apartment facing the golf course. Until August 2026 there were also two one-bedroom units from OMR 326,308, and both have sold.
Yes, and it is the only project we sell where every unit qualifies. The five-year threshold is OMR 250,000 and the cheapest unit here is OMR 441,631. Twenty-two units also clear the OMR 500,000 ten-year threshold.
Yes. Al Mouj is an Integrated Tourism Complex, and inside an ITC a buyer of any nationality receives 100 percent freehold ownership with a registered title under Royal Decree 12/2006.
Thirty-six in the developer's file dated 30 August 2026: 15 two-bedrooms and 21 three-bedrooms. Three months earlier the list held 59.
- That is the latest handover in our inventory, so if you want a home sooner, look at the Sultan Haitham City projects handing over in 2026 and 2027.
Two reasons, both real: the address and the brand. Al Mouj is Oman's oldest ITC with a finished marina, golf course and beachfront, and St. Regis is a branded residence with hotel servicing attached. Per square metre it runs about four times Hay Al Wafa, and that is a trade to make with open eyes.
