Destinations / Oman / Muscat
Muscat, Oman
Data grade B: Ministry of Housing bulletins Updated Oct 2026
The Gulf’s understated capital: mountains meeting the sea, souks, and ITC resorts that carry residency.
On this page: What it buys · Where to look · All-in costs · Visas · Properties
Photo: Wikimedia Commons
asking price level
about $1,300-1,800/m2 in ITCs (approx)
gross rental yield
6 to 7% approx
population
about 1.7 million (metro)
climate
sunny, hot summers, mild winters
getting there
Muscat airport (MCT)
Muscat is the Gulf without the rush: whitewashed low-rise districts between ochre mountains and clear water, a corniche souk older than the oil era, and a deliberate pace Dubai gave up long ago. Foreign buyers concentrate in the ITC resorts (Al Mouj, Muscat Bay, Muscat Hills) where purchase brings residency.
What your money buys here
Typical buys at each band, drawn from current local asking prices. Use the price per square metre in the bar above as your anchor: multiply it by the size you need and you will spot an overpriced listing in seconds. Figures are approximate, lean to the cautious side, and get refreshed as our data passes land.
$200k
A 1-2 bed apartment in Al Mouj’s earlier phases
$350k
A 2-3 bed or small townhouse in Al Mouj or Muscat Hills
$500k
A golf or marina-side villa entry at Al Mouj or Muscat Bay
Al Mouj, Muscat Hills and Barka: the ITC communities carry the residency, Barka the quieter coast. Going one town over usually buys a size or quality upgrade on the same budget, and these smaller markets are where patient buyers find the mispriced gems. Fewer listings means more waiting, so set the alert and be ready to travel when the right one appears.
Muscat connects nonstop to the Gulf, India and London, with the rest of the world one stop away; Salalah adds direct Gulf links and a short domestic hop.
Listings open on partner portals. Some links may earn us a commission, always marked.
Where to look
1. Al Mouj: the flagship marina community and nomad-friendly cafes
2. Muscat Bay and Qantab: coves under the mountains
3. Al Qurum: the leafy embassy-and-beach old guard (rentals for all; ITCs for buying)
All-in cost at $350k
Property price: $350,000
Registration fee: 3% (reduced inside some ITC resorts)
Agent and admin: roughly 2 to 3%
Rule of thumb: budget 4 to 6% on top
Foreigners buy mainly in Integrated Tourism Complexes (ITCs). No annual property tax. Figures approximate.
Visas and residency (most passports)
Buy-to-reside: Yes. Buying in an ITC brings a renewable residency for the owner and family, for as long as you own.
Investor residency: 5 and 10-year programs at higher investment levels.
Digital nomad visa: No dedicated scheme.
Visiting: e-visa, straightforward for most passports.
Healthcare and insurance
Private insurance is the expat norm, roughly $150 to $450/month for a family. Good private hospitals in Muscat; Salalah is thinner.
Schools and family
International schools in Muscat (British, Indian, American curricula), typically $5,000 to $15,000/year; Salalah has fewer options.
Serious about Muscat?
Talk it through with a relocation and buying advisor. Visas, timing and the buying process, in one call.
Sources: Ministry of Housing and Urban Planning bulletins, ITC developer disclosures, Royal Oman Police visa pages. Figures marked approx are indicative and verified in our monthly data pass. Guidance, not legal or financial advice.