Short answer: Sultan Haitham City is Oman's flagship new smart city, rising in Al Seeb on Muscat's western side. It is freehold and open to all nationalities, and it is currently the cheapest way into Oman property: our live inventory lists 160 homes across Wadi Zaha, Yenaier and Hay Al Wafa, starting at OMR 61,635, every one carrying the renewable property owner residency visa.
If you have compared prices across Oman's freehold communities lately, one name keeps coming up at the affordable end of every table: Sultan Haitham City. The new master-planned city is where Oman's entry prices now live, and it is also where three of the country's most active developments are selling at the same time. This 2026 guide covers what the city actually is, the three projects you can buy in today with live prices, and how the freehold and residency rules work.
Sultan Haitham City (SHC) is the flagship urban project of Oman Vision 2040: a new smart city built from scratch in Al Seeb, west of central Muscat, with direct expressway links to the city centre and Muscat International Airport. The masterplan lays out complete neighbourhoods with schools, clinics, mosques, parks, cycling paths and retail within walking distance, and the first residential handovers run through 2026 and 2027.
For foreign buyers the key fact is legal: SHC's residential districts sell as freehold open to all nationalities, with title registered at the Ministry of Housing and the same ownership rights Omanis hold.
These figures are live from our property portal as of August 2026:
| Project | Available homes | Prices (OMR) | What you get |
|---|---|---|---|
| Wadi Zaha | 56 | 61,635 - 201,280 | Studios, apartments, sky villas and penthouses around a wadi park |
| Yenaier | 60 | 67,200 - 176,400 | Studios to 3-bed apartments plus sky residences, the deepest budget pool |
| Hay Al Wafa | 44 | 92,088 - 242,000 | Furnished 2-bed apartments, 3 and 4-bed townhouses and 5-bed villas by Al Abrar |
Between them the three projects cover every buyer profile: a first home at OMR 61,635, a family townhouse in the 150,000s, or a five-bedroom villa at 242,000.
- The cheapest freehold entry in the country. Since the last Jebel Sifah studios sold out, SHC's OMR 61,635 starting price is the lowest ticket into Oman freehold anywhere.
- The lowest per-square-metre pricing of any Muscat-area freehold community on our live Oman property price index, a fraction of Al Mouj rates.
- New-build stock with payment plans. Most units sell off-plan with construction-linked instalments, which spreads a 50,000-rial purchase over years.
- A whole city growing around you. Early buyers in master-planned cities historically benefit as infrastructure, schools and retail complete around their homes.
The standard Oman framework applies in full:
- 100% freehold title for any nationality, with 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: any purchase qualifies the owner and immediate family for the renewable property owner visa; investments of OMR 250,000 or more can reach the 5-year golden residency described in our Oman golden visa guide
- Budget-first buyers who want real freehold and a visa at the lowest possible entry; the whole under-OMR-100,000 story of our budget guide now runs through SHC.
- Families planning a base near new schools and parks, particularly the furnished Hay Al Wafa apartments and the 3 to 5-bedroom townhouses and villas.
- Early-cycle investors betting on the city's build-out, the same play Al Mouj rewarded a decade ago.
- Filter Sultan Haitham City listings by budget and type.
- Ask us for the current payment plan on your shortlist; terms differ by project and phase.
- Reserve with a deposit, sign the sale agreement, and complete the 3% registration at handover of title.
- Apply for the property owner visa with your deed.
The full purchase works remotely with a power of attorney, and our team handles the Arabic paperwork.
Oman's flagship new smart city in Al Seeb, west Muscat, built under Oman Vision 2040 with complete neighbourhoods, schools, parks and expressway links to central Muscat and the airport. Its residential districts are freehold and open to all nationalities.
Yes. Homes at Wadi Zaha, Yenaier and Hay Al Wafa sell as 100% freehold to any nationality, with registered title and full inheritance rights.
Live prices start at OMR 61,635 at Wadi Zaha, currently the cheapest freehold entry in Oman. Yenaier starts at 67,200 and Hay Al Wafa at 92,088, rising to 242,000 for five-bedroom villas.
Yes. Any purchase brings the renewable property owner visa for the owner and immediate family, and purchases of OMR 250,000 or more can qualify for the 5-year golden residency.
Wadi Zaha for the lowest entry and for studios, sky villas and penthouses, Yenaier for the widest budget apartment choice, Hay Al Wafa for furnished units and family townhouses with the earliest handovers. Compare all three with live filters on our portal.
