Luma Residence is a 240-home neighbourhood inside Muscat Bay, the resort community set in the bay at Bandar Jissah, south-east of Muscat. It mixes three products on one site — 156 apartments in low-rise buildings, 52 townhouses and 32 villas — in creamy render, wood-textured stone and tinted-glass balustrades, stepped into a valley between the Hajar mountains and the sea.
Two things make it worth a careful read rather than a skim. The first is the payment plan: 50% of the price falls due on completion, and the booking deposit is 2.5%. That is the most buyer-weighted structure of any project we cover in Oman, and it is not close. The second is the price ladder — villas start at $650,200 and townhouses at $568,400, which puts both above Oman’s OMR 200,000 residency threshold while the $300,500 apartments sit below it. This guide works through sizes, prices, the eight instalments, service charges, the developer, and a few places where the published numbers do not agree with each other.
| Location | Bandar Jissah, inside Muscat Bay, Muscat |
| Developer | Saraya Bandar Jissah — now trading as Muscat Bay (est. 2007) |
| Ownership | Freehold, open to all nationalities |
| Total homes | 240 — 156 apartments, 52 townhouses, 32 villas |
| Currently available | 43 — about 82% of the scheme is already taken |
| Size range | 1,137 – 3,226 sq ft (106 – 300 m²) |
| Apartments from | $300,500 |
| Townhouses from | $568,400 |
| Villas from | $650,200 |
| Service charge | 8.27 OMR per m² per year (apartments); 6.27 OMR per m² per year (villas) |
| Payment plan | 8 instalments; only 50% before handover |
| Airport | Muscat International — 35 minutes |
| Handover | Q1 2029 |
| Home type | Size from | Price from | Per sq ft | Count |
|---|---|---|---|---|
| Apartment, 2-bedroom | 1,211 sq ft (113 m²) | $300,500 | $248 | 156 |
| Townhouse | 2,607 sq ft (242 m²) | $568,400 | $218 | 52 |
| Villa, 3-bedroom | 2,997 sq ft (278 m²) | $650,200 | $217 | 32 |
| Largest home in the scheme | 3,226 sq ft (300 m²) | On request | — | — |
The ladder runs the opposite way to most of the market. The apartment is the most expensive product per square foot at $248, and the villa the cheapest at $217 — a 13% spread in the villa’s favour. That is unusual, and it is the reverse of Golf Hills, where the three-bedroom costs 20% more per foot than the one-bedroom.
The reason is that you are not buying the same thing. The apartment price carries a share of lift cores, lobbies, the clubhouse and the shared pool. The villa price is weighted towards land, a private plot, its own pool and two covered parking bays — and land inside an established resort community prices differently from built floor area. If you measure value strictly in dollars per square foot, the villas and townhouses win here.
The developer’s own description says the low-rise buildings hold “stylish apartments with 1 and 2 bedrooms as well as cozy penthouses on the upper floors”. The published size range starts at 1,137 sq ft. But the price list starts at the 2-bedroom, from 1,211 sq ft.
| What the documents say | Figure | What follows |
|---|---|---|
| Size range floor | 1,137 sq ft | Something smaller than the cheapest listed home exists |
| Cheapest priced unit | 2-bed, 1,211 sq ft | 74 sq ft above the range floor |
| Described but unpriced | 1-bedroom apartments; penthouses | No published price for either |
| Recorded starting price, Nov 2025 | 77,555 OMR (about $201,700) | Far below today’s $300,500 entry |
Read those four rows together and a picture forms: there was a cheaper apartment tier, and it is no longer on the sheet you are shown. With only 43 of 240 homes left, the most likely explanation is that the smallest, cheapest stock sold first — which is what happens in every scheme. Ask directly whether any 1-bedroom apartments or penthouses remain, and at what price. If the answer is none, at least you will know the $300,500 is a genuine floor rather than a starting point that moved.
This deserves its own answer because the two readings lead to opposite decisions.
| Date | Recorded starting price | In USD |
|---|---|---|
| November 2025 | 77,555 OMR | about $201,700 |
| Current | — | $300,500 |
Reading one — the market moved. A 49% rise in nine months would be extraordinary for Oman and would suggest either a repricing or very strong absorption. The 82% sold figure is at least consistent with strong demand.
Reading two — the entry product changed. $201,700 buys roughly 800 sq ft at Luma’s apartment rate. That is the size of a 1-bedroom, not a 1,211 sq ft 2-bedroom. The far likelier story is that November’s figure was a 1-bedroom, those sold, and the sheet now opens at the smallest remaining type.
We think reading two is right, but we are not able to prove it from the published documents, so we are not going to present it as settled. Ask the sales team what unit type carried the 77,555 OMR price and whether comparable stock is still available. If prices genuinely rose 49%, that changes the investment case; if the cheap tier merely sold out, it does not.
This is the headline feature of Luma Residence and the reason it deserves attention even from buyers who were not shopping in Bandar Jissah. The plan runs to eight instalments and blends calendar dates with construction milestones — but the structure is dominated by one number.
| # | Trigger | Type | Share |
|---|---|---|---|
| 1 | On booking | Date | 2.5% |
| 2 | 15 days after booking — signing the sale agreement | Date | 7.5% |
| 3 | 6 months after booking | Date | 5% |
| 4 | 12 months after booking | Date | 5% |
| 5 | Substructure complete | Milestone | 10% |
| 6 | Superstructure works complete | Milestone | 10% |
| 7 | Engineering systems complete | Milestone | 10% |
| 8 | On completion and handover | Milestone | 50% |
| Total | Before handover: 50% | — | 100% |
Half the purchase price stays in your hands until the home is finished and handed over. Set against the alternatives, that is a different category of protection:
| Project | Booking deposit | Paid before handover | Held to completion |
|---|---|---|---|
| Luma Residence | 2.5% | 50% | 50% |
| TSCY | — | 30% | 70% (post-handover plan) |
| Golf Hills | 20% | 80% | 20% |
| Opal Residences | 20% | 90% | 10% |
Three consequences follow, and they are worth stating plainly.
Your exposure during construction is small. On an apartment you will have paid $150,250 by handover; on a villa, $325,100. If the project stalls, that is what is at risk, not the full price.
The entry ticket is tiny. 2.5% is $7,513 on an apartment — the lowest booking deposit of anything we list in Oman by a wide margin. It also means the reservation is cheap to make and, correspondingly, cheap for the developer to cancel: read the forfeiture terms carefully before assuming a booking holds your unit.
You need half the money ready in Q1 2029. This is the trade. A plan that protects you during the build hands you a large single payment at the end. If you intend to mortgage, start that conversation early — and note that no mortgage information is published for this scheme, so financing availability is an open question. Our guide to buying off-plan in Oman covers the escrow and staged-payment mechanics.
| Instalment | Apartment $300,500 | Townhouse $568,400 | Villa $650,200 |
|---|---|---|---|
| 2.5% booking | $7,513 | $14,210 | $16,255 |
| 7.5% at signing | $22,538 | $42,630 | $48,765 |
| 5% at 6 and 12 months (each) | $15,025 | $28,420 | $32,510 |
| 10% at each of 3 milestones | $30,050 | $56,840 | $65,020 |
| Total before handover (50%) | $150,250 | $284,200 | $325,100 |
| 50% on completion | $150,250 | $284,200 | $325,100 |
Oman’s property-linked residency routes turn on investment thresholds, and Luma is the first project we cover where the answer differs within the same development. At the OMR 200,000 level — roughly $520,000 at the rial’s long-standing dollar peg — the arithmetic falls out like this:
| Home type | Entry price | Against the ~$520,000 mark |
|---|---|---|
| Villa | $650,200 | Clears it, with $130,000 to spare |
| Townhouse | $568,400 | Clears it, with about $48,000 to spare |
| Apartment | $300,500 | Does not reach it — lower tier only |
That makes the townhouse the interesting unit. It is the cheapest home at Luma that clears the threshold, and it does so with a margin rather than sitting exactly on the line — which matters, because currency movement and exactly what counts towards the figure are the two things that trip buyers up. The apartments are a good purchase on their own terms, but they are not a residency play.
Do not take the thresholds from a brochure. Routes differ by duration and investment level and are routinely conflated — read Oman Golden Residency vs the Owner Visa and get advice against the specific unit, price and date. What qualifies is a legal question, not a marketing one.
Luma publishes two rates and — unusually for Oman — states the period explicitly as yearly. Both Opal and Golf Hills publish a rate with no period at all, so this is a small but real improvement in disclosure.
| Home | Size | Rate | Per year | % of price |
|---|---|---|---|---|
| Apartment | 1,211 sq ft (113 m²) | 8.27 OMR/m² | ≈ 930 OMR (≈ $2,419) | 0.80% |
| Townhouse | 2,607 sq ft (242 m²) | Not published | ≈ 1,519 OMR at the villa rate | ≈ 0.69% |
| Villa | 2,997 sq ft (278 m²) | 6.27 OMR/m² | ≈ 1,746 OMR (≈ $4,540) | 0.70% |
| Largest home | 3,226 sq ft (300 m²) | 6.27 OMR/m² | ≈ 1,879 OMR (≈ $4,886) | — |
Two observations. First, apartments pay a 32% higher rate per square metre than villas — logical, since apartment owners fund lifts, lobbies, corridors and the shared pool that villa owners largely do not use. Second, the townhouse rate is not published at all. Townhouses sit structurally between the two products, so do not assume the villa rate applies. Get it in writing before you reserve.
In absolute terms these are higher bills than the Muscat Hills schemes — a villa at roughly $4,540 a year against about $1,012 for a Golf Hills one-bedroom — but they are attached to much larger homes inside an operating resort community with a clubhouse, restaurant and landscaped grounds to maintain. As a share of price, 0.70–0.80% is comfortably inside the Gulf norm. Our guide to service charges in Omani real estate sets out what these typically cover, and property tax in Oman covers transaction costs. Oman levies no annual property tax and no income tax on rent.
The presentation publishes total areas for each home type. They do not match the price list’s square footages, and the gap is consistent enough to be a measurement-basis difference rather than an error.
| Type | Floor plan total | In sq ft | Price sheet “from” | Gap |
|---|---|---|---|---|
| Villa Type 1 | 236 m² | 2,540 sq ft | 2,997 sq ft | +18% |
| Villa Type 2 | 244 m² | 2,626 sq ft | 2,997 sq ft | +14% |
| Townhouse Type 2 | 193 m² | 2,077 sq ft | 2,607 sq ft | +26% |
| Townhouse Type 3 | 195 m² | 2,099 sq ft | 2,607 sq ft | +24% |
The most likely explanation is that the plans state internal built area while the price sheet quotes a gross figure including terraces, and for villas the private pool deck and driveway. That is a normal industry practice and not in itself a problem — but it does mean the square footage you are quoted is not the square footage you will live inside, and the difference here is a fifth to a quarter.
Ask which basis the price-per-square-foot is calculated on, and get the internal area separately. On a townhouse the distinction is worth roughly 500 sq ft.
The apartment product is genuinely low-rise. The published plans describe whole buildings floor by floor, with a penthouse on top of each:
| Building type | Floor 1 | Floor 2 | Floor 3 | Penthouse |
|---|---|---|---|---|
| Apartment Type 2 | 101 m² | 94 m² | — | 70 m² |
| Apartment Type 4 | 101 m² | 94 m² | — | 70 m² |
| Apartment Type 7 | 101 m² | 101 m² | 94 m² | 60 m² |
Three or four storeys, three or four homes per building. That is a very different living experience from a 323-apartment tower cluster, and it is the main reason Luma reads as a neighbourhood rather than a block.
Note the penthouses at 60–70 m² (646–753 sq ft) are smaller than the published 1,137 sq ft size floor, which is another sign that the range and the plans are measured differently — or that penthouses are priced and listed separately. Another question for the sales team.
Homes are delivered finished, in a warm, deliberately untrendy palette.
| Area | Specification |
|---|---|
| Throughout | Wood-textured porcelain tile flooring, white-painted walls, painted gypsum ceilings |
| Feature | Accent wall in wood-effect porcelain tile |
| Kitchen | Matte charcoal laminated MDF cabinets with light wood accents |
| Bedrooms | Creamy-painted walls |
| Bathrooms | Light and dark grey porcelain to floors and walls, moisture-resistant gypsum ceilings, matte oak-veneer vanity |
| Windows | Floor-to-ceiling |
| Villa & townhouse terraces | WPC composite decking |
| Driveways | Light grey porcelain paving |
| Private pools | Pearl-white mosaic tile finish |
The private pool line is the one to notice: villas come with their own pool, finished in mosaic rather than painted render. Combined with WPC decking and porcelain driveways, the external specification is doing real work — these are the elements that usually get value-engineered out.
What the schedule does not list is any kitchen appliance package. Both Muscat Hills schemes we cover include a built-in fridge, oven and hood. Here the cabinets are specified but the appliances are not mentioned. Ask whether appliances are included — on a home at this price it is a small line, but it is better known than assumed.
The marketing copy says “covered private parking protects vehicles from direct sunlight”. The detail table is more specific, and it does not say the same thing for every product.
| Home | Parking provision |
|---|---|
| Villa | Canopy for 2 cars |
| Townhouse | Canopy for 1 car |
| Apartment | Open-air parking in front of the buildings |
In Omani summers the difference between a shaded bay and open tarmac is not cosmetic. If you are buying an apartment, the covered-parking line in the brochure does not apply to you — and it is worth asking whether a shaded or allocated bay can be bought or added.
The clubhouse is positioned as the social centre of the neighbourhood rather than a gym bolted onto a lobby.
| Category | What is included |
|---|---|
| Clubhouse | Residents’ lounges, restaurant, poolside lounge |
| Pool | Community pool with sunbathing terrace |
| Fitness | Fitness centre and yoga studio |
| Wellness | Spa and beauty salon — hair and nails |
| Outdoors | Fire pit area, stone seating, cycling and walking paths |
| Grounds | Landscaped, integrated into the mountain terrain |
A restaurant and a beauty salon inside a 240-home neighbourhood is a genuinely unusual level of provision — both are businesses that need footfall to survive. They work here because Luma is not standing alone: it sits inside Muscat Bay, which already operates a Jumeirah resort, a village square and a residents’ club. That existing traffic is what makes a 240-home clubhouse restaurant viable, and it is the strongest structural argument for buying inside a resort community rather than beside one.
| Destination | By car |
|---|---|
| SPAR Muscat Bay supermarket | 6 min |
| Qantab Beach | 6 min |
| Bandar Al Rodah Park | 10 min |
| ISWKi International Cambridge School | 13 min |
| Majan University College | 15 min |
| Mazoon Shopping Mall | 17 min |
| Middle East Nursery | 17 min |
| Khoula Hospital | 19 min |
| Yiti Beach | 21 min |
| Muscat city centre | 25–26 min |
| University of Technology and Applied Sciences | 26 min |
| Mall of Oman | 28 min |
| National University of Science and Technology | 30 min |
| Muscat International Airport | 35 min |
Bandar Jissah is a coastal pocket enclosed by the Hajar mountains. Bandar Khayran — the bay next door — has clear water and live coral, and is one of the better snorkelling and diving spots near the capital; the mountains behind carry trekking routes. Qantab Beach is six minutes away.
The trade-off is plain in the bottom rows. Everyday services are close, but the city is 25 minutes and the airport 35, and there is one road in. Schools are the sharpest version of this: the nearest international school is 13 minutes and the nearest university 15, against 3 and 2 minutes at the Muscat Hills schemes. If you have school-age children and a daily commute into Muscat, model that drive honestly before committing.
| Project | District | To Muscat airport |
|---|---|---|
| Golf Hills | Muscat Hills | 14 min |
| Opal Residences | Muscat Hills | 14 min |
| Hay Al Wafa | Sultan Haitham City | about 30 min |
| Luma Residence | Bandar Jissah / Muscat Bay | 35 min |
| TSCY | Yiti | 40 min |
| AIDA | Yiti | 40 min |
| The Great Escape | Yiti (AIDA) | 55 min |
Luma sits in the middle: further out than the Muscat Hills pair, closer in than the Yiti coastal schemes, and much closer to a beach than any of them. Jood is in the Sultan Haitham City band.
| Project and type | Price from | Per sq ft |
|---|---|---|
| Hay Al Wafa — apartment | $170,600 | $100 |
| Jood — 2-bedroom | $204,000 | $179 |
| Luma — villa | $650,200 | $217 |
| Luma — townhouse | $568,400 | $218 |
| Opal Residences — 1-bedroom | $194,100 | $220 |
| Luma — apartment | $300,500 | $248 |
| Golf Hills — 1-bedroom | $163,600 | $254 |
| TSCY — 2-bedroom | $332,700 | $276 |
| The Great Escape — 1-bedroom | $195,000 | $325 |
The striking line is the villa at $217 per square foot — cheaper per foot than a one-bedroom apartment at Opal or Golf Hills, while being a detached home with a private pool inside a resort community. The ticket is three to four times larger, but the rate is not a premium one. If your budget reaches it, the villa is the best value per foot on this list.
The developer is an Omani company formed in 2007 as a partnership between the state-owned tourism group OMRAN Group and Saraya Oman. It specialises in integrated residential and resort destinations, and its flagship is the community Luma sits inside — Muscat Bay, which the company rebranded to from “Saraya Bandar Jissah” in 2017. Muscat Bay took four national and two regional awards at the International Property Awards 2015.
| Item | Detail |
|---|---|
| Founded | 2007 — around 19 years operating |
| Ownership | Partnership of OMRAN Group (state tourism) and Saraya Oman |
| Flagship | Muscat Bay — apartments, villas, hospitality and leisure |
| Recognition | 4 national + 2 regional awards, International Property Awards 2015 |
| On site today | Jumeirah Muscat Bay resort, village square, residents’ club, supermarket |
State backing is the substantive point here. OMRAN is Oman’s government tourism development arm, and a developer part-owned by it carries a different risk profile from a private company with two projects to its name. It is also a developer that has already delivered and is operating the surrounding community — the resort, the club and the supermarket exist and function. For an off-plan buyer, a developer you can watch running a finished project next door is worth more than any award.
One presentation circulating for this project contains a slide attributing Luma to Talaat Moustafa Group “in collaboration with Muscat Bay”, alongside a $519 million programme figure. That attribution does not hold up.
Talaat Moustafa Group is a large Egyptian developer and it does have a major Omani commitment — an agreement with Oman’s Ministry of Housing and Urban Planning worth around OMR 1.5 billion, covering two projects in west Muscat: a residential scheme in Sultan Haitham City and a tourism development on the Al-Shakhakhit coast. Neither is Bandar Jissah, and neither is Muscat Bay.
Luma Residence’s developer is Saraya Bandar Jissah / Muscat Bay, the OMRAN and Saraya Oman partnership described above. If you are shown a TMG slide for this project, treat the $519 million figure as unverified too, and ask the developer to confirm the programme value in writing.
| Buyer profile | Fit | What to check |
|---|---|---|
| Buyer minimising off-plan exposure | Strongest on this list — only 50% before handover | You need 50% ready in Q1 2029 |
| Buyer targeting residency | Strong — villa and townhouse clear ~$520,000 | The apartment does not; take advice on your unit |
| Buyer wanting space per dollar | Strong — villa at $217/sq ft with a private pool | Confirm whether that footage is internal or gross |
| Buyer wanting sea, coral and mountains | Strong — Bandar Khayran and Qantab on the doorstep | One road in; check the drive at peak hours |
| Buyer wanting an operating community now | Strong — resort, club and shop already running | Luma itself completes Q1 2029 |
| Buyer commuting daily into Muscat | Weak — 25 min to the city, 35 to the airport | Muscat Hills is 14 minutes from the airport |
| Buyer with school-age children | Mixed — nearest international school 13 min | Twice daily; compare against 3 min at Muscat Hills |
| Buyer with a sub-$300,000 budget | Weak — nothing published below $300,500 | Ask whether any 1-bed stock remains |
Homes at Luma Residence are sold freehold and are open to buyers of any nationality, with title registered in the purchaser’s name. Muscat Bay is an Integrated Tourism Complex, the designation under which foreign freehold ownership is permitted in Oman — our guide to freehold property in Oman and the ITC framework explains how the zones work and what registration involves. Background on the wider community is on Muscat Bay’s Wikipedia entry.
The case for Oman rests on freehold ownership inside designated zones, no annual property tax and no income tax on rental income, and safety indicators that place the country among the calmest in the world on international crime indices. The rial’s decades-old dollar peg removes currency risk for dollar-based buyers. Government context is published by the Ministry of Housing and Urban Planning, with national policy set by Oman Vision 2040 and Invest Oman.
Luma sits at the upper-middle of that market. It is not entry-level Muscat — for that, see the best areas to buy property in Muscat — but a detached villa with a private pool inside a functioning resort community at $650,200 is priced against Gulf comparables, not above them. On timing, see whether now is a good time to buy in Oman.
The rental proposition here is resort-led rather than employment-led, which is the opposite of the Muscat Hills schemes. There is no university two minutes away generating year-round tenants. What there is instead: a Jumeirah resort, dive and snorkel access at Bandar Khayran, mountain trekking, and a beach six minutes away — the ingredients of holiday and seasonal lets rather than twelve-month corporate tenancies.
That has two implications. Occupancy will be more seasonal, and management matters far more — a short-let operation 35 minutes from the airport needs someone on the ground. On the other hand, nightly rates in a resort setting with a private pool are in a different band from a city apartment. Current Muscat ranges are in our guide to rental yields in Oman, and branded residences in Oman covers how hotel-adjacent product performs.
Confirm the short-let policy before you buy. Resort communities frequently route holiday lettings through an approved operator, which affects both your net yield and your freedom to use the home yourself.
On exit, the scarcity argument is real: 240 homes, 43 left, inside a community that is already built and operating and has no adjacent land to repeat itself on. That is a genuinely finite supply — unlike a masterplan district where the next ten phases compete with your resale. The realistic pre-handover exit is assignment; confirm the policy, the fee and the earliest permitted date before signing.
A 50% payment at handover. The plan’s great strength is also its one demand. Plan the financing for Q1 2029 now, and note that no mortgage information is published for the scheme.
Only 43 homes left. Good for scarcity, bad for choice. The best plots, orientations and views in a 240-home scheme go early; at 82% sold you are choosing from what remains.
Two square-footage bases in circulation. Price-sheet areas run 14–26% above the floor plans’ stated totals. Establish which one your price per foot is built on.
Distance. 35 minutes to the airport, 25 to the city, 13 to the nearest international school, on one access road. This is the cost of the setting.
The townhouse service charge is unpublished. Get the rate in writing rather than assuming the villa rate applies.
Apartments get open-air parking. The brochure’s covered-parking line describes the villas and townhouses.
No appliance package is specified. Kitchen cabinetry is detailed; appliances are not mentioned.
A long build. Handover is Q1 2029 — roughly three years out, longer than the Q4 2028 Muscat Hills schemes.
Prices are quoted in US dollars and settled in Omani rials, and the rial has been pegged to the dollar for decades, so a dollar-based buyer carries effectively no currency risk across the schedule. Buyers paying in euros, pounds or another currency do — and here the exposure is concentrated rather than spread, because half the price falls on a single completion date. If you are not dollar-based, that final payment is the one to hedge.
Payments should go to the project’s escrow account, not a general company account. Verify the details independently before the first transfer and keep SWIFT confirmations — they form part of the proof-of-payment file at registration. Rates and banking information are published by the Central Bank of Oman.
Where is Luma Residence?
In Bandar Jissah, inside the Muscat Bay resort community south-east of Muscat — 6 minutes from Qantab Beach, about 25 minutes from the city and 35 minutes from Muscat International Airport.
Can foreigners buy at Luma Residence?
Yes. Homes are sold freehold and are open to buyers of any nationality, with title registered in the purchaser’s name. Muscat Bay is an Integrated Tourism Complex, the designation that permits foreign freehold ownership in Oman.
How much does a home cost?
Apartments start at $300,500 from 1,211 sq ft, townhouses at $568,400 from 2,607 sq ft, and villas at $650,200 from 2,997 sq ft. The largest home in the scheme is 3,226 sq ft.
What is the payment plan?
Eight instalments: 2.5% on booking, 7.5% at signing 15 days later, 5% at 6 months, 5% at 12 months, then 10% each at substructure, superstructure and engineering-systems completion, and 50% on completion. Only half the price is paid before handover.
Is that better than other Muscat schemes?
For protection during construction, yes — by a wide margin. Golf Hills collects 80% before handover and Opal Residences 90%. The trade-off is that you need 50% available at handover in Q1 2029.
What are the service charges?
8.27 OMR per m² per year for apartments and 6.27 OMR per m² per year for villas — roughly 930 OMR (about $2,419) on a 1,211 sq ft apartment and 1,746 OMR (about $4,540) on a 2,997 sq ft villa. The townhouse rate is not published.
When does Luma Residence complete?
Q1 2029.
How many homes are there?
240 in total — 156 apartments, 52 townhouses and 32 villas. About 43 remain available.
Do the villas have private pools?
Yes. Villa pools are specified with a pearl-white mosaic tile finish, and villa and townhouse terraces are laid in WPC composite decking.
Is parking included?
Villas get a canopy for two cars and townhouses a canopy for one. Apartments have open-air parking in front of the buildings, not covered bays.
Are the homes furnished?
Not furnished, but finished — wood-textured porcelain floors, painted walls and gypsum ceilings, a wood-effect accent wall, matte charcoal kitchen cabinetry and grey porcelain bathrooms with oak-veneer vanities. Appliances are not specified.
Does buying here qualify for Omani residency?
The villas at $650,200 and townhouses at $568,400 sit above the OMR 200,000 (about $520,000) mark; the $300,500 apartments do not. See our guide to Golden Residency and the Owner Visa and confirm against your specific unit.
Who is the developer?
Saraya Bandar Jissah, now trading as Muscat Bay — an Omani company founded in 2007 as a partnership between the state tourism group OMRAN and Saraya Oman. It developed and operates the surrounding Muscat Bay community.
Is Luma developed by Talaat Moustafa Group?
No. TMG has a large separate commitment in Oman covering Sultan Haitham City and the Al-Shakhakhit coast. Luma Residence is by Saraya Bandar Jissah / Muscat Bay.
With 43 of 240 homes left, the live availability list is the document that matters, and it changes weekly. UInvest works directly with Muscat developers, which means current pricing, real availability by plot and orientation, the full set of layouts, and answers on the questions the brochure leaves open — the townhouse service charge, the measurement basis, whether any 1-bedroom stock remains. We handle escrow and title verification, guide the booking and registration, and advise on residency thresholds against your specific unit.
Browse villas for sale in Oman, townhouses for sale in Oman and apartments for sale in Oman, explore all Oman property with UInvest, or contact us for the current Luma Residence price list, the instalment schedule and a service charge breakdown.
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