Short answer: The Arc Residences is a single curved tower on the Yiti waterfront, inside The Sustainable City Yiti about 30 minutes from central Muscat. The release we hold live is 27 homes across three collections, from OMR 423,883 to OMR 2,168,938 excluding VAT, with 2 to 4 bedrooms, sellable areas of 166 to 1,086 sqm and private pools on every sky and penthouse home. Yiti is an approved ITC, so buyers of any nationality own freehold and qualify for renewable Oman residency.
Most of Oman's freehold supply is priced for the entry buyer. The Arc Residences is not: it is the top of the Yiti market, and at OMR 1,746 to 3,567 per square metre it prices above Al Mouj, the community that has held Muscat's premium spot for a decade. This guide sets out exactly what is in the release, what each format costs, how the areas are measured, and what the developer has not published yet.
One curved building on the marina at Yiti, developed by SDIC inside The Sustainable City Yiti, the net-zero community Diamond Developers is building with Oman's OMRAN Group. The tower is divided into three collections that share the same architecture but not the same outlook: Opal faces the sea and the marina, Oria looks to the mountains and the marina, and Onda sits between them.
Yiti is reached on the coastal road south of Muscat, past Bandar Jissah and Muscat Bay. Homes look over the marina, the Sea of Oman and the hills behind the bay.
Live from our property portal in August 2026:
| Collection | Homes available | Prices (OMR, excl. VAT) | Outlook |
|---|---|---|---|
| Opal | 10 | 423,883 - 2,168,938 | Sea and marina |
| Oria | 10 | 807,294 - 1,891,700 | Mountain and marina |
| Onda | 7 | 786,372 - 1,366,000 | Between the two |
Opal carries both ends of the price range: the cheapest home in the tower and the largest penthouse are both in it.
Eleven formats share the tower. Areas below are sellable area, which is what you buy.
| Format | Homes | Price range (OMR) | Sellable sqm |
|---|---|---|---|
| Signature 2-bedroom | 3 | 423,883 - 491,527 | 194 - 207 |
| Duplex 2-bedroom | 2 | 431,279 - 445,089 | 166 - 178 |
| Signature 3-bedroom | 4 | 786,372 - 1,004,194 | 334 - 373 |
| Signature 4-bedroom | 4 | 888,235 - 1,066,087 | 367 - 403 |
| Duplex 3-bedroom | 3 | 1,010,746 - 1,074,959 | 410 - 412 |
| Sky Terrace 3-bedroom | 2 | 972,729 - 1,445,467 | 405 - 431 |
| Sky Terrace type 1, 4-bedroom | 2 | 1,059,486 - 1,238,853 | 490 - 491 |
| Sky Terrace type 2, 4-bedroom | 2 | 1,485,969 - 1,579,088 | 676 - 694 |
| Sky Garden 3-bedroom | 2 | 1,366,000 - 1,377,922 | 699 - 789 |
| Sky Garden 4-bedroom | 1 | 1,421,915 | 798 |
| Penthouse 4-bedroom | 2 | 1,891,700 - 2,168,938 | 872 - 1,086 |
Signature apartments are single level with covered terraces. Duplexes stack living and sleeping across two floors. Sky Terrace and Sky Garden homes add outdoor rooms, in one case an open terrace of 839 sqm on its own. The two penthouses take a full plate each on the seventh floor.
Private pools come with every Sky Garden, Sky Terrace and penthouse home. They are not an upgrade you select later.
Developers in the Gulf publish area on different bases, and a headline square metre figure that quietly includes an open roof terrace makes a home look larger and cheaper per metre than it is. At The Arc the model is:
sellable area = internal + balcony + covered terraces
total area = sellable + open-to-sky terrace
Our listings show sellable area, so the number you compare is the area you are actually buying, and any open terrace shows separately as outdoor space. That is why a home here can list at 405 sqm and still come with 839 sqm of open terrace on top: the terrace is real, but it is not folded into the headline size.
Ask for the area basis in writing on any Oman property you compare with this one. It is the single easiest way to be misled on price per square metre.
Yiti is an approved Integrated Tourism Complex, the legal structure that lets buyers of any nationality own 100% freehold property in Oman under Royal Decree 12/2006. 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: any ITC purchase qualifies the owner and immediate family for the renewable property owner visa. Every home in this release clears the OMR 250,000 threshold for the 5-year golden residency, and everything above OMR 500,000 clears the 10-year tier. See our Oman golden visa guide
Prices in this release are quoted excluding VAT. Budget for it on top rather than assuming the headline is the total, and ask us for the VAT position on the specific unit before you reserve.
At 1,746 to 3,567 OMR per square metre, this is the most expensive stock we list. The median asking price across Muscat's established freehold communities is 991 OMR per square metre on our Oman property price index, with Al Mouj at the premium end near 2,279. The Arc prices above both, which is what a curved waterfront tower with private pools and full-floor penthouses is expected to do.
If the number matters more than the address, the same coastline offers far cheaper entry points, and the whole picture is on the price index and in our Sustainable City Yiti guide. If the address is the point, there are 27 homes and two penthouses in the entire building.
Two things are genuinely open, and we would rather say so than fill the gap:
- No completion date. The release sheets state none, so we do not quote one anywhere on this site. Ask us and we will get the current programme from the developer in writing.
- Views are listed per unit only on the sky and penthouse homes. The Signature and Duplex sheets carry no view column, so for those homes we tell you the collection and the floor rather than inventing an outlook.
- Shortlist from live Arc availability, filtering by collection, bedrooms and floor.
- Ask us for 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% fee, then apply for the property owner visa with your deed.
The whole purchase can be completed remotely with a power of attorney, and our team handles the Arabic paperwork.
The current release runs from OMR 423,883 for a 2-bedroom signature apartment of about 194 sqm to OMR 2,168,938 for a 1,086 sqm penthouse, all excluding VAT. That is 1,746 to 3,567 OMR per square metre.
Yes. Yiti is an approved Integrated Tourism Complex, so buyers of any nationality own 100% freehold with a registered title deed under Royal Decree 12/2006, with no prior residency required.
Yes. Any ITC purchase qualifies the owner and immediate family for the renewable property owner visa. Every home in this release is above the OMR 250,000 threshold for the 5-year golden residency, and most clear the OMR 500,000 ten-year tier.
Sellable areas run from 166 sqm for a 2-bedroom duplex to 1,086 sqm for the largest penthouse. Sky Terrace, Sky Garden and penthouse homes add open terraces on top of that, in one case 839 sqm.
They are three collections in the same curved tower. Opal faces the sea and the marina and holds both the cheapest home and the largest penthouse, Oria looks to the mountains and the marina, and Onda sits between them.
The developer has not published a completion date for this release, so we do not quote one. Ask us and we will request the current programme in writing.
