Short answer: Muscat has four freehold villa addresses open to buyers of every nationality: Sarooj Villas and Hay Al Wafa in Sultan Haitham City, Aida above Yiti bay, and the standalone villas at Jebel Sifah. We hold 60 available homes across them as at 23 September 2026, from OMR 149,500 for a three-bedroom townhouse to OMR 511,350 for a six-bedroom villa. The median home is OMR 232,000, and 45 of the 60 reach the current OMR 200,000 minimum for the renewable 10-year Golden Residency.
Most searches for a villa in Muscat end on a listing with no price, no plot size and no answer to the only question that matters first: may a foreigner own it. The rule is short. A non Omani can hold full freehold title inside a government approved Integrated Tourism Complex, and in the new Sultan Haitham City district in Al Seeb. Everywhere else in the capital, foreign ownership is limited to usufruct rights. The ITC rules for foreign buyers explains the law, and buying a villa in Oman covers the whole country. This guide is narrower and more useful: the four Muscat addresses that actually have villas for sale, what each one costs, and which buyer each suits.
The four projects, side by side
| Project | District | Homes available | Bedrooms | Price range | Size as listed |
|---|---|---|---|---|---|
| Sarooj Villas | Sultan Haitham City | 32 | 4 to 6 | OMR 172,200 to 511,350 | 206 to 539 m² built |
| Hay Al Wafa | Sultan Haitham City | 14 | 3 to 5 | OMR 149,500 to 242,000 | 230 to 430 m² built |
| Aida | Yiti | 10 | 3 to 4 | OMR 238,747 to 474,261 | 166 to 501 m² built |
| Jebel Sifah | Jebel Sifah | 4 | 3 to 4 | OMR 189,176 to 237,179 | 708 to 857 m² plot |
Counts and prices are from our live inventory as at 23 September 2026 and move as homes sell. Read the last column carefully: the Sultan Haitham City and Aida figures are built area, while the Jebel Sifah villas are quoted on plot, which is why they look larger and cheaper per square metre than they are.
Sultan Haitham City: the volume market
Sultan Haitham City in Al Seeb is the new planned district west of Muscat, and it is where most of the capital's villa supply sits. Two projects carry it.
Sarooj Villas is the larger of the two, with 32 homes available. A four-bedroom villa of 206 m² starts at OMR 172,200. The core of the project is the five-bedroom at 280 m², priced between OMR 232,000 and OMR 241,000, with 16 of them available, so a buyer who wants this size has real choice of position rather than one take-it-or-leave-it unit. At the top sit 11 six-bedroom villas of 539 m², from OMR 467,250 to OMR 511,350.
Hay Al Wafa is the cheaper neighbour and the only way into a house in Muscat under OMR 150,000. Its three-bedroom townhouse of 230 m² is OMR 149,500, the four-bedroom of 256 m² is OMR 158,800, and its five-bedroom villa of 430 m² is OMR 242,000. A townhouse shares side walls and sits on a smaller plot, which is exactly where the saving comes from.
Aida at Yiti: the view premium
Aida sits on the headland above Yiti bay, on the coast road east of Muscat, and it is the only villa address on this list with a cliff and sea outlook. Ten homes are available: four three-bedroom villas from OMR 238,747 to OMR 291,166 and six four-bedroom villas from OMR 264,711 to OMR 474,261. Sizes run from 166 m² to 501 m², and the spread inside one bedroom count is wide because position on the headland, not the floor plan, is what moves the price here.
Jebel Sifah: land, marina and a resort town
Jebel Sifah is a freehold marina town about 45 minutes down the coast, and it is the only one of the four that is already a working town rather than a construction site. Four standalone villas are available: three with three bedrooms from OMR 189,176 to OMR 212,830, and one four-bedroom at OMR 237,179. What sets them apart is land. Plots run from 708 m² to 857 m², several times the ground a Sultan Haitham City villa sits on. If a garden, a pool and distance from a neighbour are the point of buying a villa, this is the short list. The Jebel Sifah price guide covers the apartments and farm houses there too.
What you actually pay per square metre
| Project and type | Price | Built area | Rate |
|---|---|---|---|
| Hay Al Wafa, 5 bed villa | OMR 242,000 | 430 m² | about OMR 563/m² |
| Hay Al Wafa, 4 bed townhouse | OMR 158,800 | 256 m² | about OMR 620/m² |
| Hay Al Wafa, 3 bed townhouse | OMR 149,500 | 230 m² | about OMR 650/m² |
| Sarooj Villas, 5 bed | OMR 232,000 | 280 m² | about OMR 829/m² |
| Sarooj Villas, 4 bed | OMR 172,200 | 206 m² | about OMR 836/m² |
| Sarooj Villas, 6 bed | OMR 467,250 | 539 m² | about OMR 867/m² |
| Aida, median of available villas | from OMR 238,747 | 166 to 501 m² | about OMR 1,022/m² |
The ranking is the useful part. The median home on our whole inventory, apartments included, runs around OMR 1,060 per square metre. Every villa in Sultan Haitham City is well under that, and Hay Al Wafa is roughly half of it. A villa in Muscat is not automatically the expensive choice per metre; the view is what you pay a premium for, not the house.
Jebel Sifah is left out of the table on purpose. Its price covers a large plot as well as the house, so a rate calculated from the listed area would read far lower than the build is worth and would not compare with the others.
Villa, townhouse, sky villa: the naming trap
Three words are used loosely in Muscat listings, and the difference is money.
- A standalone villa owns its whole plot, with no shared wall. Every Jebel Sifah and Aida home here is one.
- A townhouse shares one or two side walls in a row of houses. Hay Al Wafa's OMR 149,500 and OMR 158,800 homes are townhouses, and that is why they are the cheapest houses in the capital.
- A sky villa is not a house at all. It is a large duplex apartment in a tower, sold under a villa name at Yenaier and Wadi Zaha in Sultan Haitham City, from about OMR 116,000. If a listing is cheap and the word villa is in it, check whether it has a plot.
Which villas carry residency
Property ownership in these districts brings the renewable owner residency for as long as you hold the home, and a purchase at or above OMR 200,000 also meets the current minimum for the 10-year Golden Residency covering a spouse and children. Of the 60 homes on this page, 45 are at or above that figure. The ones below it are the Hay Al Wafa townhouses, the Sarooj four-bedroom at OMR 172,200 and two of the Jebel Sifah three-bedroom villas. The owner visa and Golden Residency rules set out what each one gives you.
Oman charges no annual property tax. From 1 January 2028, personal income tax applies at 5% to annual taxable income above OMR 42,000, rent included.
FAQ
Can a foreigner buy a villa in Muscat?
Yes, with full freehold title, as long as the villa sits inside an Integrated Tourism Complex or in Sultan Haitham City. Every home in this guide meets that condition. The deed is registered at the Ministry of Housing and can be resold or inherited.
How much does a villa in Muscat cost?
From OMR 149,500 for a three-bedroom townhouse at Hay Al Wafa to OMR 511,350 for a six-bedroom villa at Sarooj Villas. The median of the 60 homes available as at 23 September 2026 is OMR 232,000.
Which Muscat villa is cheapest per square metre?
Hay Al Wafa, at roughly OMR 563 to 650 per square metre of built area. Sarooj Villas runs about OMR 830 to 870, and Aida about OMR 1,022, where the headland view carries the premium.
Do Muscat villas qualify for the Oman Golden Residency?
A purchase at or above OMR 200,000 meets the current threshold for the renewable 10-year permit. That applies to 45 of the 60 villas and townhouses available today. Below that figure, ownership still gives the renewable owner residency.
Which villas come with a large plot?
The Jebel Sifah standalone villas, on plots of 708 m² to 857 m². Sultan Haitham City villas are built closer together on smaller plots, and Aida villas sit on terraced ground above the bay.
Are payment plans available?
Yes on the off-plan homes, and the terms differ by project and by release. Ask us for the plan attached to the specific unit before you compare two projects on headline price alone.
Next step
Tell us the bedroom count, the budget and whether a plot or a view matters more, and we will send the live list with unit references, floor plans and current payment terms. We work in English, Arabic, Russian and Persian, and we handle the reservation, the contract and the title registration for buyers who are not in Oman.
Related guides
- Buying property in Oman as a foreigner: ITC rules
- Buying a villa in Oman: the national guide
- Sultan Haitham City property guide
- Jebel Sifah property prices
- How much money you need to buy property in Oman