Uptown Muscat, Knowledge Oasis — Apartments & Duplexes in Oman from $106,900

Uptown Muscat: 445 Residences in Knowledge Oasis, Oman’s Technology District

Uptown Muscat is a 445-residence development rising in Knowledge Oasis Muscat (KOM), the technology park in Al Rusayl that sits roughly 25 minutes west of Muscat International Airport along the Muscat Expressway. Developed by Wujha Real Estate Development, the project runs from 409 sq ft studios to 3,803 sq ft four-bedroom duplexes, with completion scheduled, per the developer, for the first quarter of 2027. At the time of writing, 156 of the 445 units remain available.

Two features shape how Uptown Muscat is bought. The first is its payment structure: 15% on reservation and the remaining 85% spread across five years from that date, which means instalments run on both sides of the handover date. The second is its location: Knowledge Oasis Muscat is a Madayn-administered industrial and technology estate, and the developer markets the project as freehold. The sections below set out the tenure, the residency routes, the payment plan and the buying steps in detail.

Uptown Muscat at a Glance

How prices are quoted

Prices on this page follow the developer’s current price list, which quotes the studio at $106,900 (OMR 41,103). Dollar figures are converted at the Omani rial peg of 1 OMR = 2.6008 USD, as explained in our rial peg guide, and a quotation in OMR against a named unit number sets out the price of a specific unit.

Prices, Sizes and Price Per Square Foot

The published price list covers six unit categories. The table adds the price per square foot, which runs from $174 to $261 across the categories:

The rate does not move in a straight line with size or floor level: the penthouse at $192 per square foot sits below the two-bedroom at $200, while the total price rises with each larger category.

Reading the price table, unit by unit

The studio starts at 409 sq ft (38 m²) for $106,900, or OMR 41,103. The one-bedroom starts at 605 sq ft (56 m²) for $135,500, or OMR 52,099, which is 196 sq ft more than the studio. The two-bedroom starts at 1,163 sq ft (108 m²) for $232,800, or OMR 89,511. The three-bedroom starts at 2,081 sq ft (193 m²) for $362,800, or OMR 139,496, and the penthouse at 2,197 sq ft (204 m²) for $422,600, or OMR 162,488; the penthouse adds 116 sq ft and $59,800 to the three-bedroom. The four-bedroom duplex starts at 3,728 sq ft (346 m²) for $789,900, or OMR 303,714. Against the OMR 200,000 reference used for Golden Residency, the duplex is at or above it and the other five categories are below it.

The five-year payment plan in numbers

The plan is 15% at reservation and 85% within five years of reservation. Because handover is scheduled for Q1 2027, per the developer, the instalments run both before and after the handover date. Assuming the balance is spread evenly across 60 months, the arithmetic looks like this:

The monthly figures are an illustrative even-spread calculation; the dated schedule in the sale and purchase agreement is what applies. That schedule sets out the amount and date of each instalment, how the post-handover portion is treated, where the title deed is held during the instalment period and the terms for late payments.

A worked example: the two-bedroom apartment

Taking the two-bedroom at $232,800 as an illustration, the 15% reservation is $34,920, or OMR 13,427 at the peg. The remaining 85% is $197,880. Spread evenly across the 60 months of the plan, that is about $3,298 a month. The same steps apply to any other category in the table: multiply the price by 0.15 for the reservation and by 0.85 for the balance, then divide the balance by 60.

For buyers who would rather finance conventionally, Omani banks currently lend to non-resident purchasers at loan-to-value ratios around 70% with rates near 6.00% per annum; the Central Bank of Oman publishes the prevailing benchmarks. The developer states that it works with Omani banks on mortgages and payment plans, and whether a mortgage is available to a particular buyer depends on the bank’s own criteria. Our payment plans guide explains the difference between plans that finish at handover and plans that continue after it.

Ownership, Title and Residency

This section sets out how ownership and residency work for Uptown Muscat, so that the tenure and the residency routes are clear before a reservation is made.

The conventional route. Foreign nationals have historically acquired freehold property in Oman through Integrated Tourism Complexes — designated developments such as Al Mouj, Muscat Bay, Jebel Sifah and AIDA. Inside an ITC, a non-Omani buyer receives full freehold title and a renewable residency permit tied to the property. Outside an ITC, the structures available to foreign individuals are usufruct rights, long leases, or ownership through an Omani-registered company.

What has changed. Royal Decree 38/2025, effective 14 April 2025, opened foreign residential ownership within Special Economic Zones and Free Zones — a widening of the map beyond the coastal ITCs.

Tenure at Uptown Muscat. Per the developer, Uptown Muscat is sold as freehold; the developer’s website lists freehold ownership among the project’s key investment advantages, and describes the neighbouring commercial building, Central 7, as freehold commercial ownership. Knowledge Oasis Muscat is administered by Madayn, the Public Establishment for Industrial Estates, and the title designation and registration for a purchase there are set out in the project’s own documents, including the sale and purchase agreement.

For a specific unit, the following paperwork sets out tenure and residency:

• Title designation. The agreement and the title documents name the unit and state its title designation, the registry that issues it and, where relevant, the term and renewal conditions.
• Residency entitlement. A written confirmation of the visa route that applies, matched with the Royal Oman Police conditions: the category, the qualifying amount, the duration and whether it covers a spouse and children.
• Registry check. An Omani lawyer chosen by the buyer can review the agreement and check the registration with the Ministry of Housing and Urban Planning before payments beyond the reservation.
• Timing. The reservation form states the reservation amount and its terms, and the tenure and residency confirmations are normally obtained alongside it.

On residency, Golden Residency is described on this site as requiring a single ITC property worth at least OMR 200,000, with the decision made by the Royal Oman Police, while the Owner Visa has no minimum value. The table shows where each Uptown Muscat price point sits against OMR 200,000:

The four-bedroom duplex, from OMR 303,714, is at or above OMR 200,000; the studio, one-bedroom, two-bedroom, three-bedroom and penthouse, from OMR 41,103 to OMR 162,488, are below it. According to the developer, a purchase at Uptown Muscat makes investors and their families eligible for a long-term Omani residency visa, and the permit class, duration and conditions are set by the Royal Oman Police. Buyers comparing residency routes can also read our guidance on Wadi Zaha in Sultan Haitham City and the Al Ahlam District alongside this one.

Golden Residency and the Owner Visa in more detail

The two residency routes are separate. Golden Residency is tied to a single ITC property worth at least OMR 200,000 (about $520,160 at the peg) and is decided by the Royal Oman Police; it was announced under the Ministry of Commerce, Industry and Investment Promotion. The Owner Visa has no minimum property value. The route that applies to a given unit is confirmed in writing together with the title paperwork. Our Golden Residency versus Owner Visa guide compares the two side by side.

Location: Inside Oman’s Technology Cluster

Knowledge Oasis Muscat is a technology park, home to software firms, telecommunications operators and two private colleges. Uptown Muscat sits directly inside it, at the junction of the Muscat Expressway and the Al Rusayl road network. This is an inland, workday address, roughly 20 km from the coast, with proximity to employment, education and healthcare.

The education cluster is a feature of this location. Sultan Qaboos University, Oman’s national university, is eight minutes away, together with its teaching hospital and botanical garden. Middle East College and Waljat College of Applied Sciences are both within a three-minute drive. For a landlord, the surrounding population includes faculty, postgraduate students, hospital staff and technology employees who live close to work.

For everything else, Muscat proper is a straightforward drive along the Expressway. The Royal Opera House Muscat, the Sultan Qaboos Grand Mosque, Al Alam Palace and the Mutrah Corniche are all reachable within about half an hour, and Muscat International Airport is 25 minutes away.

Getting around from Uptown Muscat

The drive-time table groups into daily circuits. Education covers the two colleges at three minutes, the private school and the university at eight, and the botanical garden at eleven. Shopping runs from the local supermarket at seven minutes to LuLu Hypermarket at nine, Al Mawaleh City Centre at ten and Oman Mall at twenty. Little Feet Nursery is at fourteen minutes and the Maabila Industrial Area at ten.

Architecture and Design

The buildings are arranged as horizontally banded blocks with curved, flowing facade lines, finished in white and beige lattice panels with continuous planted balconies wrapping each floor. Windows are floor-to-ceiling, and interiors are handed over finished in neutral beige tones. Each building has two passenger lifts and two service lifts. The renders show a great deal of soft landscaping — palms, layered planting, water features — and internal pedestrian streets running between the blocks rather than around them.

The renders show buildings of eight to nine occupied storeys, and descriptions of the masterplan refer to G+9 blocks; the stepped massing keeps the proportions balanced. The number of storeys of each building is stated in the project documents for the buyer’s phase.

On scale, the sales documentation describes 445 residences, while wider descriptions of Uptown Muscat refer to a masterplan of roughly 100,000 m² across seven phases, with a first phase branded “Ivy Town” launched in May 2024. The phasing programme, including the completion date of each phase, is set out in the project documents.

Layouts

The floor plans published by the developer show the following layouts:

• One-bedroom (from 605 sq ft) — an open kitchen and living space, a separate bedroom, a full bathroom plus a guest toilet, a dedicated laundry cupboard and a wraparound balcony accessible from both the bedroom and the living area.
• Two-bedroom (from 1,163 sq ft) — a large combined living and dining room, two bedrooms each with an en-suite bathroom, a guest toilet, separate storage, a galley kitchen with its own service balcony and a curved main terrace.
• Three-bedroom (from 2,081 sq ft) — priced from $174 per sq ft, with the same en-suite logic extended across three bedrooms.
• Four-bedroom duplex (from 3,728 sq ft) — arranged over two floors with an internal staircase. The lower level holds the living and dining space, kitchen, a guest bedroom with en-suite and a separate maid’s room with its own bathroom; the upper level holds three further bedrooms including a master with a walk-in closet and en-suite, plus a laundry and storage zone. Balconies run off both levels.
• Penthouse (from 2,197 sq ft) — top-floor units with private terraces, priced at $192 per sq ft.

The maid’s room in the duplex suits households that employ domestic staff, and the lower-level guest bedroom suits visiting family. The studios and one-bedrooms address smaller households in the same district.

Amenities

The library and music theatre fit the district’s academic character. The retail and restaurant gallery at podium level brings food and convenience retail into the community, alongside the local supermarket that is seven minutes away by car. The amenities are as described by the developer.

The service charge is waived for the first year. The charge for later years is set by the owners’ association or management company under the project’s rules, and the sale and purchase agreement or the service-charge schedule states the rate per square foot. The charge pays for the shared facilities — pools, sauna, wellness centre, theatre and landscaping — and for lifts and common areas, and our service charges guide shows how charges are structured in Oman.

The Developer: Wujha Real Estate Development

Wujha is an Omani developer founded in 2014, working across residential and commercial property, with a head office in Madinat Al Sultan Qaboos, Muscat, and offices listed in Dubai and Cairo. According to the developer, it has operated for more than 12 years and has launched 21 projects and more than 4,400 units, covering more than 700,000 m² of developed area. Its portfolio page lists thirteen earlier projects with handover years between 2016 and 2025 in Al Amerat, Al Mawaleh, Al Maabela, Ghala Heights and Al Khoud. H.E. Hazaa Al-Saadi (Chairman) and H.E. Ali Al-Hashmi (CEO) are named in the September 2025 launch release. The first phase of Uptown Muscat, Ivy Town, was designed with Mandressi GmbH, according to a broker’s project page.

Our Wujha Development Oman profile sets out the company’s history, portfolio and published financial information, and the developer profiles hub lists every developer profile we publish.

Related project: Central 7

Central 7 is a seven-storey office and retail building of 24,000 m², about 290 metres from Uptown Muscat, with unit sizes from 309 to 3,225 sq ft and a handover target of Q4 2026 per the developer. Between them the two projects form an office-and-residential cluster inside one estate.

How Uptown Muscat Compares

The table sets out location, framework and character side by side for Uptown Muscat and projects elsewhere in our Oman portfolio.

Uptown Muscat is an inland community ten minutes from a university and a hospital, with a five-year payment runway; the coastal projects in the table are marina, beachfront or golf communities under the ITC framework. Buyers looking at inland Muscat can also view Jood and Sarooj Oasis Apartments in Sultan Haitham City, which sit in a similar budget range under a different planning framework.

Rental Outlook

Within a ten-minute radius of Uptown Muscat sit a national university with a teaching hospital, two private colleges, a technology park with employers, and an industrial area. Staff and postgraduate students who value a short commute can look at one and two-bedroom homes, and faculty and senior technology employees can look at the larger family units.

Rental income is calculated on net rent after service charges, agency fees, vacant periods and maintenance, and our rental yields guide explains the method. Oman’s official population and economic series are published by the National Centre for Statistics and Information, and incentives for inbound investors are set out by Invest Oman.

Also budget the transaction costs. A property transfer fee of around 3% applies to foreign buyers in Oman, alongside legal fees, registration charges and — for an off-plan purchase — the ongoing cost of the payment plan itself.

Why Muscat

Muscat is Oman’s capital, set between mountains directly behind the built-up area and a long sweep of coast in front of it. There is no personal income tax on rental income for individuals, English is used routinely in business, and the international school network feeds into British and American university systems. General information on the country is published at oman.om, and current affairs coverage is available through the Times of Oman.

For an owner-occupier, Uptown Muscat sits inside the working city, near the university, the hospital and the technology employers, with Muscat International Airport 25 minutes away.

How to Buy Uptown Muscat, Step by Step

Buying off-plan at Uptown Muscat follows the normal Omani sequence. Royal Decree 79/2025, issued on 10 September 2025, introduced the Law Regulating Real Estate; as summarised in our guide to Law 79/2025, a licensed developer holds off-plan buyer payments in a project escrow account and releases them against verified construction progress.

• Choose a unit. Select the category and a named unit number from the 156 residences available, with the quotation in OMR.
• Reserve. Sign the reservation form and pay the 15% reservation amount.
• Sign the agreement. The sale and purchase agreement sets out the handover date, the payment schedule, the specification and the assignment policy.
• Pay into escrow. Instalments go to the project escrow account; the escrow bank, the account details and the registration of the reservation on the preliminary register can be requested in writing.
• Inspect at handover. The buyer checks the unit against the specification and lists any snagging items for the developer to complete.
• Register title. The developer provides the keys and the documents needed to register title, and registered title is the document a buyer needs for resale or financing.

Before completion, the usual way to exit an off-plan purchase is assignment, in which the buyer sells the contract to another buyer under the developer’s assignment policy. For completed units, selling follows the process in our guide to selling property in Oman.

Who Uptown Muscat Suits

Owner-occupiers who work or study in the park can look at the studios and one-bedrooms, which start at 409 sq ft and 605 sq ft. Families can look at the two-bedroom and three-bedroom apartments, and at the four-bedroom duplex with its maid’s room and two floors. Buyers purchasing a second home near the airport, 25 minutes away, can use the five-year plan to spread the cost. Buyers purchasing to let will find the tenant population described in the rental section.

Key Terms

• ITC (Integrated Tourism Complex): a designated development in which non-Omani buyers can hold freehold title; the scheme is governed by Royal Decree 12/2006 and Ministerial Decision 191/2007.
• Freehold: ownership of the unit without a lease term, registered in the buyer’s name.
• SPA (sale and purchase agreement): the contract that fixes the unit, price, payment schedule, handover date and specification.
• Escrow account: a project account that holds off-plan buyer payments until they are released against construction progress.
• Snagging: the inspection list of small defects noted at handover for the developer to complete.
• Service charge: the annual charge, quoted per square foot, for shared facilities and common areas.

What to Prepare When Reserving

• The reservation form, naming the unit number, the price in the quoted currency and the amount paid on reservation.
• The sale and purchase agreement, showing the legal name of the selling company and the handover date for the specific building.
• The escrow account details: the bank, the project account and the registration of the reservation under Royal Decree 79/2025.
• The title and tenure documents: the title designation for the unit, the registry that issues it and the project’s licence and approvals.
• The dated payment schedule, showing the amount and date of each instalment across the five years and how it is split before and after handover.
• The service-charge schedule, including the rate per square foot after the first year.
• The floor count and phase of the buyer’s building, with the phasing plan for the masterplan.
• Written confirmation of the residency route that applies, matched with the Royal Oman Police conditions.

Frequently Asked Questions

Where is Uptown Muscat?

Uptown Muscat is in Knowledge Oasis Muscat, the technology park in Al Rusayl, about 25 minutes west of Muscat International Airport along the Muscat Expressway. Middle East College and Waljat College of Applied Sciences are three minutes away by car.

How many residences are there, and how many are available?

The development has 445 residences, of which 156 remain available at the time of writing. Unit sizes run from 409 sq ft studios to 3,803 sq ft four-bedroom duplexes.

What do the units cost?

On the developer’s price list the studio starts at $106,900 (OMR 41,103), the one-bedroom at $135,500, the two-bedroom at $232,800, the three-bedroom at $362,800, the penthouse at $422,600 and the four-bedroom duplex at $789,900 (OMR 303,714).

How does the payment plan work?

The plan is 15% on reservation and 85% over five years from the reservation date. On the studio that is $16,035 on reservation and $90,865 over five years, about $1,514 a month if spread evenly. The dated schedule in the sale and purchase agreement is what applies.

Which units are at or above OMR 200,000?

The four-bedroom duplex, from OMR 303,714, is at or above OMR 200,000, and the other five categories are below it. Golden Residency is decided by the Royal Oman Police for a single ITC property worth at least OMR 200,000, and the Owner Visa has no minimum value.

When is handover, and what is the service charge position?

Handover is scheduled for the first quarter of 2027, per the developer. The service charge is waived for the first year, and the rate for later years is stated in the service-charge schedule.

Who is the developer?

Wujha Real Estate Development is an Omani developer founded in 2014, with a head office in Muscat. It is also the developer of Central 7, an office building in the same technology park.

Enquire About Uptown Muscat

UInvest Group works directly with developers across Oman. For Uptown Muscat we can obtain the current unit availability from the 156 remaining residences, the OMR quotation against a specific unit number, the written payment schedule, the title documents and the residency paperwork that apply to the unit you are considering.

Get in touch to arrange a viewing, request the floor plans and price list, or discuss how Uptown Muscat compares with the ITC alternatives in our Knowledge Oasis and coastal Muscat portfolios.