Short answer: Vistal is a low-rise beachfront community at Al Mouj Muscat, and it currently holds 71 available units, more than any other project we sell. One-bedroom apartments start at OMR 140,316 for 67 to 128 sqm, two-bedrooms run OMR 237,387 to 409,415, and four three-bedroom duplexes sit between OMR 635,162 and 778,091. The median here is about OMR 2,152 per sqm against roughly OMR 1,082 across our whole inventory, so you pay close to double per square metre for the Al Mouj address. Handover is 2026 to 2027, and 38 of the 71 units clear Oman's OMR 250,000 golden residency threshold.
Al Mouj is the oldest and most established ITC in Oman, which is exactly why it is the most expensive part of our inventory. Rather than describe the project, this guide opens the numbers: what you get, what you pay, and where that money makes sense and where it does not.
Every figure comes from our own live inventory, read on 11 August 2026.
| Type | Available | Size | Price |
|---|---|---|---|
| 1-bedroom apartment | 32 | 67 to 128 sqm | OMR 140,316 to 218,358 |
| 2-bedroom apartment | 35 | 109 to 208 sqm | OMR 237,387 to 409,415 |
| 3-bedroom duplex | 4 | 233 to 335 sqm | OMR 635,162 to 778,091 |
The median unit is OMR 272,913. Thirty-one units are priced below OMR 200,000 and 48 below OMR 300,000.
We will be blunt, because one search would reveal it anyway.
The median at Vistal is about OMR 2,152 per square metre. Across all 452 available units on our books the median is about OMR 1,082. You are paying close to twice as much per square metre to be in Al Mouj.
The same budget that buys a 67 sqm one-bedroom here buys a noticeably larger apartment in Sultan Haitham City. If floor area per rial is your first criterion, Al Mouj is not your community, and we would rather say so.
What the gap buys is the marina, an 18-hole PGA-standard golf course, direct beach access, a walk of shops and restaurants, and a short drive to Muscat International Airport. Al Mouj is not a construction site with a masterplan attached. It is a finished, working neighbourhood.
Both sit inside Al Mouj. Together they hold 130 available units worth about OMR 51,500,000, close to half the total value of everything we have listed.
St. Regis runs a median of roughly OMR 2,324 per square metre against Vistal's OMR 2,152, so Vistal is about 7 percent cheaper per metre. The real difference is elsewhere: St. Regis opens at OMR 441,631 and Vistal opens at OMR 140,316.
If you want to own in Al Mouj on a budget under OMR 300,000, Vistal is effectively the only door that opens. If you want a branded residence with hotel servicing attached, St. Regis is the one you actually want.
Thirty-eight of Vistal's 71 units are priced at OMR 250,000 or above, which clears the threshold for Oman's five-year golden residency.
The remaining 33 sit below it. Does that mean they carry no residency? No. Any purchase inside an ITC makes the owner and immediate family eligible for a renewable owner residency. The OMR 250,000 threshold belongs to the golden residency, which is a separate permit. Do not let anyone blur the two, and ask for a source if they do.
One hundred percent freehold ownership with a registered title, open to any nationality under Royal Decree 12/2006. Handover between 2026 and 2027. Developer: Leo, an Omani company.
Shared amenities include pools, a gym, landscaped gardens and beach access, and the buildings are deliberately low-rise so that sea, pool and golf-course views survive. Units have full-height glazing and generous terraces.
The cost the buyer carries is a one-off registration fee of about 3 percent. After that there is no annual property tax in Oman.
Rental yield. No real rent data has been published for these units, and the public figures that circulate describe a different market, the older apartment stock inside Muscat city rather than the ITC communities. If someone quotes you a precise yield percentage for Al Mouj, ask where it came from.
What we can say is that Al Mouj is Oman's oldest ITC and therefore carries the longest resale record in the country. For a buyer thinking about an eventual exit, that is a meaningful difference.
OMR 140,316 for a one-bedroom apartment. There are 32 one-bedroom units available, ranging from 67 to 128 sqm, with the top of that band at OMR 218,358.
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. The legal basis is Royal Decree 12/2006.
Per square metre, yes. Vistal's median is about OMR 2,152 per sqm against roughly OMR 1,082 across our inventory. By entry price it is less clear cut: OMR 140,316 is not far off many units in other projects, because the one-bedrooms here are compact.
Between 2026 and 2027, depending on the unit. We obtain the written handover date for the specific unit you choose directly from the developer.
Any ITC purchase makes the owner and immediate family eligible for a renewable owner residency. The five-year golden residency requires a property value of OMR 250,000 or more, which 38 of the 71 available units meet.
Payment terms are set by the developer and vary by unit. We obtain the written payment plan for the specific unit you select and give it to you before any payment is made.
