Irfan Investment Group is a strategic investment division focused on business growth and international opportunities.
How much property costs in Oman, area by area: median price per square metre for Al Mouj, Muscat Bay, Sultan Haitham City, Yiti, Jebel Sifah and Hawana Salalah, computed from live freehold inventory and updated continuously.
What a square metre actually costs in Oman, area by area — calculated from 393 freehold homes currently for sale across 6 communities. A portfolio index, not a national average: read the method before you quote it.
Updated: 2026-07-25
Sorted most to least expensive. Every figure is the median of the units listed in that community today.
| Community | City | Units | Median OMR / m² | Range OMR / m² | Median price | Typical size |
|---|---|---|---|---|---|---|
| Al Mouj (The Wave) | Muscat | 124 | 2,279 | 1,624 – 2,547 | OMR 415,064 | 185 m² |
| Hawana Salalah | Salalah | 6 | 1,178 | 1,000 – 1,400 | OMR 165,250 | 205 m² |
| Yiti | Muscat | 49 | 1,172 | 837 – 1,819 | OMR 173,102 | 121 m² |
| Muscat Bay | Muscat | 13 | 1,111 | 1,007 – 1,226 | OMR 174,000 | 142 m² |
| Jebel Sifah | Muscat | 7 | 950 | 950 – 950 | OMR 77,250 | 85 m² |
| Sultan Haitham City | Al Seeb | 194 | 848 | 572 – 1,018 | OMR 94,461 | 128 m² |
Apartments dominate the freehold inventory; villas trade at a lower rate per metre but a higher ticket.
| Type | Units | Median OMR / m² | Range OMR / m² | Median price | From | Typical size |
|---|---|---|---|---|---|---|
| Apartment | 324 | 1,120 | 572 – 2,547 | OMR 136,811 | OMR 48,125 | 130 m² |
| Villa | 40 | 916 | 593 – 1,819 | OMR 190,365 | OMR 116,172 | 211 m² |
| Studio | 18 | 878 | 764 – 950 | OMR 56,175 | OMR 35,625 | 63 m² |
| Penthouse | 7 | 861 | 589 – 953 | OMR 174,038 | OMR 143,850 | 195 m² |
| Townhouse† | 2 | 929 | 929 – 929 | OMR 199,815 | OMR 199,815 | 215 m² |
| Chalet† | 2 | 1,345 | 1,290 – 1,400 | OMR 113,500 | OMR 98,000 | 85 m² |
Smaller homes cost more per square metre almost everywhere — the fixed cost of a kitchen and a bathroom is spread over less floor area.
| Bedrooms | Units | Median OMR / m² | Median price | From | Typical size |
|---|---|---|---|---|---|
| Studio | 37 | 950 | OMR 53,060 | OMR 35,625 | 53 m² |
| 1 | 80 | 1,123 | OMR 90,142 | OMR 68,250 | 81 m² |
| 2 | 174 | 1,007 | OMR 134,178 | OMR 81,035 | 150 m² |
| 3 | 92 | 1,082 | OMR 218,233 | OMR 116,172 | 213 m² |
| 4 | 10 | 935 | OMR 362,670 | OMR 264,711 | 388 m² |
The same table at project level. Each name links to that development’s live price list.
| Development | Community | Units | Median OMR / m² | Range OMR / m² | From |
|---|---|---|---|---|---|
| St. Regis | Al Mouj (The Wave) | 59 | 2,324 | 2,166 – 2,521 | OMR 326,308 |
| Vistal | Al Mouj (The Wave) | 65 | 2,098 | 1,624 – 2,547 | OMR 133,634 |
| Hawana Salalah | Hawana Salalah | 6 | 1,178 | 1,000 – 1,400 | OMR 98,000 |
| Aida | Yiti | 49 | 1,172 | 837 – 1,819 | OMR 85,971 |
| Zen Residences | Muscat Bay | 13 | 1,111 | 1,007 – 1,226 | OMR 138,000 |
| Jebel Sifah | Jebel Sifah | 7 | 950 | 950 – 950 | OMR 35,625 |
| Wadi Zaha | Sultan Haitham City | 73 | 923 | 589 – 1,018 | OMR 48,125 |
| Yenaier | Sultan Haitham City | 85 | 821 | 572 – 905 | OMR 54,600 |
| Hay Al Wafa | Sultan Haitham City | 36 | 593 | 583 – 619 | OMR 92,088 |
† Fewer than five units on the market in this row — read it as an indication, not a rate.
The dataset is Irfan Investment Group’s own live inventory: every unit we currently have available for sale in Oman, 393 of them across 9 developments in 6 communities, as at 2026-07-25. It is recalculated from the same database that powers our listings, so a unit that sells drops out of the index automatically.
Price per square metre is simply the asking price divided by the area we publish for that home, so you can reproduce any figure here from the listing page itself. We publish the median rather than the average, because a single large development restocking would otherwise swing the headline number. Each row shows the number of units behind it so you can judge the weight of the figure yourself, and rows built on fewer than five units are flagged.
Two deliberate exclusions. Homes whose registered area is mostly private plot rather than floor area — 5 of them today, villas and farm houses sold with their land — are left out of the per-square-metre columns, because land and floor do not price at the same rate and mixing them would make those homes look four times cheaper than they are. They still count in the unit and price columns. Units we have not yet priced are excluded outright.
This is a portfolio index, not an official measure of the Oman property market. It covers only freehold stock inside Integrated Tourism Complexes — the zones where foreign buyers can own outright — so it says nothing about the leasehold and Omani-national market that makes up most transactions in the country. Prices are developer list prices before negotiation, and exclude registration and transaction costs, furnishing and service charges. There is no official per-square-metre index published for Oman, which is exactly why we publish ours.
The spread between the cheapest and the most expensive square metre in this index is roughly fourfold, and almost all of it is location rather than build quality. Waterfront and marina addresses in Muscat carry the highest rate per metre in the country; the newer inland master plans in Al Seeb sit at the bottom of the range while offering the largest floor areas for the money. Between those two poles sit the resort communities down the coast, where the same money buys a smaller home in a more scenic setting.
Two patterns hold across almost every community. Small homes cost more per square metre than large ones, so a studio will always look expensive on this measure and a four bedroom villa cheap — compare the total price column before drawing conclusions. And villas trade at a lower rate per metre than apartments in the same district, because land-heavy product is priced against a different buyer. If you are working to a budget rather than a location, the price by bedroom table is the more useful of the two.
Across the freehold homes currently for sale in this inventory the median works out at the figure shown in the stat bar above, but the honest answer is that a single national average is close to meaningless: the range between the cheapest and most expensive community in the table is about fourfold. Use the community table to find the rate for the area you are actually considering.
Al Mouj (The Wave) is consistently the highest priced community per square metre in this inventory, followed by the other waterfront addresses. Sultan Haitham City in Al Seeb is consistently the lowest priced, which is why it accounts for the largest share of entry level purchases. The table above is re-sorted from live data every time the page loads.
No. There is no official per square metre index published for Oman. This is a portfolio index calculated from Irfan Investment Group’s own available inventory of freehold homes inside Integrated Tourism Complexes. It is a real, current, verifiable sample of the market open to foreign buyers, and it is not a national statistic. Please cite it as such.
It is recalculated from the live inventory database every time the page is loaded, and the static version of the page is rebuilt with the site. A unit that is reserved or sold leaves the index on its own, with no manual step, so the figures track our actual availability rather than a periodic snapshot.
No. These are developer list prices for the home itself, before negotiation. Registration and transaction costs, furniture, and annual service or community charges are all additional, and they vary by development. Ask us for the full cost breakdown on any unit before you budget against these figures.
Yes. Every home in this index sits inside an Integrated Tourism Complex, the zones where buyers of any nationality can take full freehold title registered at the Ministry of Housing. A purchase also qualifies the owner for a renewable Oman investor residency permit, and Oman levies no annual property tax and no tax on rental income.
Every unit in this index is a real home you can view, with a floor plan, a payment plan and a reference number. Browse the live inventory or ask us for the breakdown for a specific community.
Irfan Investment Group is a strategic investment division focused on business growth and international opportunities.