Short answer: OMR 61,635, the entry price quoted across this entire site, is one specific thing: a 56 sqm studio on the sixth floor of Wadi Zaha in Sultan Haitham City, facing the street. Only five studios exist in that band. The realistic entry for most buyers is a one-bedroom from OMR 71,660 at 78 to 83 sqm. All 56 available units here run between OMR 61,635 and 201,280, with a median of OMR 78,695. The median works out at about OMR 918 per sqm, below the OMR 1,082 median across our whole inventory. Not one of these 56 units reaches the OMR 250,000 golden residency threshold.
The figure OMR 61,635 appears on our homepage, in the title of our buy page and in every description of this site. Until today no page said what that number actually buys. This guide does, including the details a sales page usually leaves out.
Every figure comes from our own live inventory, read on 15 August 2026.
Fifty-six square metres, all internal. Sixth floor. View: street.
We put that plainly because the cheapest unit in any project is cheap for a reason, and here the reason is the aspect and the floor. If you expected the lowest price to arrive with the best view, this is not that unit.
Five studios exist in this band in total, between OMR 61,635 and 63,735 at 56 to 57 sqm. So the entry price is real, but it has no depth. If you have been planning around that number, know that the stock behind it is thin.
| Type | Available | Size | Price |
|---|---|---|---|
| Studio | 5 | 56 to 57 sqm | OMR 61,635 to 63,735 |
| 1-bedroom apartment | 32 | 78 to 83 sqm | OMR 71,660 to 81,530 |
| 2-bedroom apartment | 3 | 109 to 113 sqm | OMR 93,630 to 99,825 |
| 3-bedroom apartment | 3 | 150 to 163 sqm | OMR 145,000 to 146,785 |
| 3-bedroom penthouse | 7 | 162 to 303 sqm | OMR 152,560 to 199,285 |
| 3-bedroom sky villa | 6 | 178 to 211 sqm | OMR 168,625 to 201,280 |
The median unit is OMR 78,695. One thing the table hides: 32 of the 56 units are one-bedrooms. This is effectively a one-bedroom building with a handful of larger formats stacked on top.
The median at Wadi Zaha is about OMR 918 per square metre. Across all 452 available units on our books the median is about OMR 1,082.
So unlike Al Mouj, where you pay close to double the median, here you pay below it. For a buyer whose first criterion is floor area per rial, this is the project where the arithmetic works in your favour.
At OMR 201,280, the ceiling of this project, you get a three-bedroom sky villa of 211 sqm with a private pool. The same budget in Al Mouj is roughly a one-bedroom apartment.
The most expensive unit at Wadi Zaha is OMR 201,280. Oman's five-year golden residency threshold is OMR 250,000.
That means not one of the 56 units in this project qualifies for the golden residency. We would rather say so before you spend time on it.
What does come with it: any purchase inside an ITC makes the owner and immediate family eligible for a renewable owner residency, and Wadi Zaha sits inside Sultan Haitham City under that rule. That visa is real and it works, but it is not the golden residency, and neither one is citizenship.
If the golden tier is your main goal, you need to look at our other projects. If your goal is ownership plus owner residency at the smallest possible outlay, Wadi Zaha is the cheapest route on this site.
Wadi Zaha is a wadi-front residential district inside Sultan Haitham City, the new city the Omani government is developing west of Muscat. The developer is Ahly Sabbour, an Egyptian company. Handover falls between 2026 and 2027.
The community is organised around a central park and a tree-lined boulevard, with pools, a gym, cycling paths, retail and dining, and schools. Aspects in the current list include street, boulevard, inner courtyard, central park and mountain.
Units are spread across floors one to six, with the largest concentrations on the sixth and the first.
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 a rental yield figure. No real rent data has been released for these units, and the public numbers that circulate describe the older apartment stock inside Muscat city rather than the new cities. If someone quotes you a precise yield for Sultan Haitham City, ask where it came from.
In our inventory, OMR 61,635 for a 56 sqm studio at Wadi Zaha in Sultan Haitham City, sixth floor, street view. Only five units exist in that price band.
It is real, and a registered freehold title is issued in your name. But the stock behind it is five units. The more realistic entry for most buyers is a one-bedroom from OMR 71,660 at 78 to 83 sqm, of which 32 are available.
No. The most expensive unit here is OMR 201,280 and the golden threshold is OMR 250,000, so no unit in this project reaches it. Any ITC purchase does make the owner and immediate family eligible for a renewable owner residency, and Wadi Zaha qualifies for that.
Yes, inside its ITC-designated parts. A buyer of any nationality receives 100 percent freehold ownership with a registered title under Royal Decree 12/2006.
The sky villas at Wadi Zaha are three-bedroom units of 178 to 211 sqm on upper floors with a private pool, priced between OMR 168,625 and 201,280. Six are available.
Between 2026 and 2027 depending on the unit. We obtain the written handover date for the specific unit you choose from the developer.
